Building Experts Canada Ltd

 We offer Site Plans, Functional Servicing Reports, Site Servicing Plans, Site Grading Plans, Erosion & Sediment Control Plans and Stormwater Management Reports to obtain Site Plan Approvals for new construction, additions and renovations in Ontario including Toronto (City of Toronto), Hamilton (City of Hamilton), Oshawa (City of Oshawa), Pickering (City of Pickering), Clarington (Municipality of Clarington), Ajax (Town of Ajax), Whitby (Town of Whitby), Brock (Township of Brock), Scugog (Township of Scugog), Uxbridge (Township of Uxbridge), Burlington (City of Burlington), Halton Hills (Town of Halton Hills), Milton (Town of Milton), Oakville (Town of Oakville), Brampton (City of Brampton), Mississauga (City of Mississauga), Caledon (Town of Caledon), Vaughan (City of Vaughan), Aurora (Town of Aurora), East Gwillimbury (Town of East Gwillimbury), Georgina (Town of Georgina), Markham (City of Markham), Newmarket (Town of Newmarket), Richmond Hill (Town of Richmond Hill), Whitchurch - Stouffville (Town of Whitchurch-Stouffville), King (Township of King), Bradford-West Gwillimbury (Town of Bradford-West Gwillimbury)

 We also prepare thorough, detailed, and clear Structural Engineering Drawings, Mechanical Engineering Drawings, and Architectural Engineering Drawings to suit your needs while also adhering to design criteria of the municipality and submit to municipality for review and approval to obtain building permits for new construction, additions, alterations, fit-ups and renovations. Combining our knowledge in Building Science and extensive experience in Engineering Design, we offer perfect solution to our clients. 

 Having vast experience in engineering design, we offer effective, innovative and cost efficient concept designing, design detailing and construction drawings to our clients. Our team's proficiency in conceptualizing designs and plan in accordance with our clients' requirements has made us very successful.

 Our commitment is to continually provide our customers the finest quality engineering drawings at a fair and competitive price with a superior customer satisfaction. Our cost-effective, inviting and attractive designs are configured for future expansion. Customer-friendly layouts are very easy to navigate.

 Our attractive, practical, multifunctional, environmentally friendly gas station and retail plaza designs increase cash flow and profit margin.

 Unique energy efficient cost effective clear span elegant banquet hall and restaurant designs are not only attractive; they very much reduce the operational expenses as well.

 Our office building designs are simply awesome absolutely amazing astonishing beautiful serene really inspiring office building designs.

 We also design efficient and elegant medical and dental office for a very successful practice. We create the best possible setting for the medical and dental practitioners, the staff and the patients by optimizing efficiency and patient care.

 We design the true site specific design to build our client's dream custom build home and additions. We creatively and cost effectively try our best to incorporate everything possible on our client's dream custom build home wish list. We pride ourselves on work diligently to create real value for each and every client.

 We provide proper Engineering Drawings based on our extensive experience to obtain Municipal Building Permits for proposed construction, addition or renovation of Commercial, Industrial and Residential buildings including Commercial Retail Plazas, Banquet Halls, Restaurants, Custom Build Homes,  Medical Buildings, Office Buildings, Industrial Buildings, Gas Stations, Coffee Shops, Convenience Stores, Retirement Homes, and Custom Build Homes in Ontario including Toronto (City of Toronto), Hamilton (City of Hamilton), Oshawa (City of Oshawa), Pickering (City of Pickering), Clarington (Municipality of Clarington), Ajax (Town of Ajax), Whitby (Town of Whitby), Brock (Township of Brock), Scugog (Township of Scugog), Uxbridge (Township of Uxbridge), Burlington (City of Burlington), Halton Hills (Town of Halton Hills), Milton (Town of Milton), Oakville (Town of Oakville), Brampton (City of Brampton), Mississauga (City of Mississauga), Caledon (Town of Caledon), Vaughan (City of Vaughan), Aurora (Town of Aurora), East Gwillimbury (Town of East Gwillimbury), Georgina (Town of Georgina), Markham (City of Markham), Newmarket (Town of Newmarket), Richmond Hill (Town of Richmond Hill), Whitchurch - Stouffville (Town of Whitchurch-Stouffville), King (Township of King), Bradford-West Gwillimbury (Town of Bradford-West Gwillimbury)

 We also do verification for Construction Compliance. Our commitment to the target timelines will only begin once complete required information is received. The level of detail required for most of the reports/studies can vary, depending on the nature of the property and the proposal. In some cases, a single-page letter will be adequate, while in other situations a major study will be necessary.

 If the property is covered by a site plan control by-law, building permit will not be issued until the plans and drawings have been approved by the municipality. In addition to the planning approvals and building permit which are required for a building project, other permits and approvals including Conservation Authority and Ministry of Transportation (MTO) approvals.

 Lot Severance Application & Committee of Adjustment

 Lot Severance Process:

•     Determine what zoning the property is located in.
•     Determine the required minimum lot area and lot frontage - Both the severed and retained portions of the lot need to meet the minimum requirements.
•     Ensure that any existing buildings will meet the minimum setbacks from the proposed lot line.
•     Make an application to the Committee of Adjustment for consent to sever.  If the regulations cannot be met a minor variance will be also required.  Committee of Adjustment meetings are scheduled once per month.   Committee of Adjustment allows 12 months to complete the conditions to finalize the consent to sever.

 A lot severance is the authorized severance of a piece of land to form new lots or new parcels of land. The indiscriminate dividing of a lot without any approval could have a long-term, negative impact on the community; could result in over-extension of municipal services, such as snow plowing, school busing, garbage collection; and in rural areas could damage to the natural environment, because lots are too small to accommodate adequate sewage disposal systems. To divide smaller parcels of land into a few lots (For example - Subdividing one large single-family lot into two or three lots) which can be sold, Consent for Lot Severance application which is decided by the Committee of Adjustment, is required. Official lot severance approval is required to ensure that:

• lot severances are considered within an established community planning framework
• lot severance proposal  does not conflict with the overall future planning goals and policies of the community
• consideration is given to the effects of the lot severance proposal on the subject site, on the neighbours and on the community as a whole.

 Most municipalities with an approved official plan have specific policies and requirements for dividing a lot.  The Consent for Lot Severance Application will be circulated to a number of municipal departments and/or Agencies, Boards and Commissions for detailed technical review and comment on the lot severance. A complete Consent for Lot Severance Application submission allows municipality to undertake a more comprehensive review of the lot severance proposal and will help to reduce overall processing times. Depending upon the circumstances of the property, various external agencies may also be asked to comment on the lot severance proposal. For example, if the lot is close to a watercourse, the Conservation Authority will be asked for their comment on the lot severance proposal and approval. If the lot is next to a rail line, the appropriate rail authority will be asked to comment on the lot severance proposal. In response to the comments on the initial Consent for Lot Severance Application, revision on the lot severance proposal and/or additional information and documents may be required to process the Consent for Lot Severance Application.

  The Committee of Adjustment may not accept Consent for Lot Severance Application that fails to provide the information or material prescribed by Ministry of Municipal Affairs and Housing’s regulation and, in some cases, the information set down in the municipal official plan. If a Committee of Adjustment confirms that Consent for Lot Severance Application is incomplete, the applicant may make a motion to the Ontario Municipal Board for a determination of the matter.

 When applying for a lot severance, you may be charged a fee for processing the Consent for Lot Severance application. To determine the processing fee for Consent for Lot Severance application in your area, contact the appropriate Committee of Adjustment..

 A typical application form for Consent for Lot Severance contains both the information which is prescribed by Ministry of Municipal Affairs and Housing’s regulation as well as additional information which the Committee of Adjustment may require. The more information provided, the less likely delays will occur in the review of the lot severance.

 Before you apply for approval to divide a lot, you should consult with municipal planners and/or the Committee of Adjustment in your area. They will be able to tell you how to apply to get approval to divide the land, what supporting material you must submit (e.g. sketches, plans), if there are any special lot severance requirements set out in the official plan and what other permits and approvals (e.g. a septic system permit) may be required. Consider applying for a Project Review to confirm that the lot severance application complies with the Zoning By-law. The following must be provided as part of the Consent for Severance Application submission in order for it to be considered a complete application.

• Arborist Tree Preservation Report
• Geotechnical Study – hydrological review to be included where warranted.
• Site Servicing and Stormwater Management Report(s)
• Topographical Survey – showing the area(s) of all land parcel(s) relevant to the severance proposal.
• Boundary Survey – showing and quantifying the area(s) of all land parcel(s) relevant to the severance proposal.

 If all the information prescribed by Minister's regulation and in some cases, information or material set down in the municipal official plan is not provided, the Committee of Adjustment for the lot severance may refuse to accept or to further consider your lot severance application. Also, the 90-day time frame for making a decision does not begin until all the required information is received. You are encouraged to contact the appropriate Committee of Adjustment if you need help in assessing what information is required for the lot severance application.

 In considering each application for lot severance, the Committee of Adjustment evaluates the merits of each lot severance proposal against criteria such as conformity with the official plan and compatibility with adjacent uses of land compliance with local zoning by-laws suitability of the land for the proposed purpose, including the size and shape of the lot(s) being created the severance adequacy of vehicular access, water supply, sewage disposal the need to ensure protection from potential flooding.

 In considering Consent for Lot Severance Application, the Committee of Adjustment’s decision "shall be consistent with" the Provincial Policy Statement. The Provincial Policy Statement contains clear, overall policy directions on matters of provincial interest related to land use planning and development. The “shall be consistent with” rule means that a council is obliged to ensure that the policies of the Provincial Policy Statement are applied as an essential part of the land use planning decision-making process. It is expected that the Committee of Adjustment for the Consent for Lot Severance Application will implement the Provincial Policy Statement in the context of other planning objectives and local circumstances.

 A lot severance approval may have certain conditions attached to it including requirements for road widening, parkland dedication, or a rezoning (or minor variance) to allow a new land use. In addition, the property owner may be required to enter into an agreement with the municipality to provide future services or facilities. Lot Severance conditions must be met within one year. When all the conditions have been met by the applicant, a certificate is issued by the Committee of Adjustment, and the lot severance goes into effect after it has been registered in the land registry office.

 Once division of land has been approved, the newly created lots may be sold or resold without further approval. The only exception is if the Committee of Adjustment for consent-for lot severance has specified that this should not occur without further approval. If the transaction originally applied for - sale of property, for example - is not carried out within two years of the date of the certificate, the lot severance is considered lapsed. An earlier lapsing date can be specified by the Committee of Adjustment at the time of the lot severance decision.

Always contact us to find out if a severance would be granted for a lot.  If the proposed lot severance is viable, we would proceed with a land severance application.
Our fee for

•     applying to the City of Toronto for a land severance on behalf of the property owner
•     attend the City of Toronto committee of adjustment meeting to introduce the land severance application and
•     answer any questions that the public or the City of Toronto’s Committee of Adjustment may have

is $795 plus tax.
Our service area for land severance application includes Toronto, Markham, Richmond Hill, Vaughan, Aurora, Newmarket, King, Caledon, Brampton, Mississauga, Oakville, Burlington, and Durham which includes Pickering, Ajax, Whitby, Oshawa, Clarington, Bowmanville, Newcastle, Orono, Courtice, Scugog, Port Perry, Brock and Uxbridge. 

 In addition to the planning approvals and building permit which are needed for a building project, there are other permits and approvals required for specific circumstances. For example, a septic system permit is required for a new septic system. In cottage areas, a permit may be required from the Ministry of Natural Resources before you can do any construction in the water (for example, a dock or boathouse with a solid foundation).

 We provide Concept Plans, Arborist Tree Preservation Report, Geotechnical Study,  Hydrological review, Site Servicing and Stormwater Management Report, Topographical Survey and Site Grading Plans to obtain the consent for the required severance.

Typically all the construction and development projects commence with a topographic survey. Topographic survey is the recording of coordinates and height data of natural and man-made features of the landscape for a private property including spot topographical elevations of important features and requires bench marks to which ground contours are related. Architects require Topographic Survey to prepare proper site plans and design buildings or to decide where proposed buildings can and cannot be constructed on the property. Engineers need Topographic Survey to prepare site grading plans, erosion and sediment control plans, drainage plans, site servicing plans, soil management plan, fill control plan, site alteration plan and stormwater management reports. Topographic surveys may also be used when creating plans for drainage ditches, grading or other features, using the natural landscape as the basis for such improvements. Topographic Survey and Legal Boundary Plan of Land Survey can be merged on to one land survey plan or shown on separate land survey plans.

The typical scope of work for Topographic land surveying (topo) as follows:
•Establish horizontal and vertical (geodetic) benchmarks
•Determine adequate side shots (horizontal location and elevation of ground points) to provide required data for plotting when the topographic survey is prepared
•Locating natural and man-made features that may be required for the topographic survey
•Calculating distances, grading slopes, and elevations needed to draw the topographic  survey
•Drawing the topographic (topo) survey

A property land survey plan would include the location and dimensions of property lines of a private property, survey monumentation (bars), buildings, garages, decks, fences, retaining walls and other major improvements to the property as well as easements, rights-of-way and other property interests.

An Ontario Land Surveyor is the only person who can confirm property boundaries. All legal boundary land survey work in Ontario must be carried out under the supervision of a licensed Surveyor of the Association of Ontario Land Surveyors. Legal boundary land surveying certified by the licensed Ontario Land Surveyor confirms that extensive boundary research has been conducted and boundary corners have been marked with iron survey bars.

A land survey plan prepared by a licensed land surveyor is a representation of the physical conditions of the site at a specific point in time and reliance on any old land survey plan should be done with caution, and with an awareness that physical conditions of any site can change with the erection of fences, building additions, and the passage of time. A copy of an old land survey may not reflect the way the property is now, and may not be useful for legal and muncipal purposes.

Licensed Ontario Land Surveyors provide an expert opinion on the location of boundaries. Licensed Ontario Land surveyors use historical research, knowledge of statute and common law, and the latest technology in measurement and data processing.

A new legal/boundary land survey with topographic details prepared by a licensed Ontario Land Surveyor for a lot less than ¼ acre in size would typically cost $1,790+HST and weather permitting, upon the receipt of all existing historical documents and plans, could be completed in 3 to 5 weeks.
Sloped and/or difficult terrain and/or excessive vegetation may cost extra.

Additional Services:
Inclusion of Underground Utility Locations: $95+HST
Visibly Marking Boundaries with Stakes: $65+HST per side
Additional Monuments: $95+HST per monument
Stakeout for excavation and installation of a local benchmark $395+HST per site visit - Four day notice is required for Stakeout for excavation and installation of a local benchmark
Marking of all Exterior Building corners Inside Excavation including Pin Footing and Verify Underside of Footing Elevation: $395+HST per site visit - 2 day notice is required for marking of all exterior building corners inside excavation.
Marking of all exterior building corners on top of poured footings: $395+HST per site visit - 2 day notice is required for marking of all exterior building corners on top of poured footings.
Surveyor’s Real Property Report - Conduct Final Land Survey and include any changes (new or removed trees, fences. septic tanks, wells, garage and storage shed). Depending on the stage of the construction project, the elevations reported on the as-built final survey would include top of basement foundation wall, finished first floor, finished garage floor and top of roof.): 395+HST - 4 day notice is required for Surveyor’s Real Property Report.

Reference Plan

Reference Plans are plans of land survey that are "deposited" in the Land Registry Office and are used to illustrate parcels of land as one or more "Parts". The Parts shown on these plans may or may not represent buildable lots.  A reference plan is necessary for a lot severance and typically prepared on the instructions of the lot owner.  Each Land Registry Office has a unique number, and reference plan numbers include the number of the office in which they are deposited. Reference plans show the surveyed boundary and dimensions as well as any physical or documentary evidence that could affect the title to the property. This may include the location of fences, hedges, retaining walls, overhead wires, etc. in relation to the boundaries and any easements or rights-of-way that are evident or that are registered on title. Buildings or other improvements on the property are generally not shown unless they were used to position the boundary or they encroach on the property. A reference plan must be surveyed by a licensed Ontario Land Surveyor. The Association of Ontario Land Surveyors is the governing body for professional surveyors in Ontario and it protects the public by ensuring that Ontario land surveyors work with high professional standards and demonstrate ethical behaviour in accordance with the Surveyors Act, 1990. Reference Plans and Registered Plans are available to the public at the Land Registry Office. Reference Plans and Registered Plans can be purchased from Service Ontario for a nominal fee.

Creation of new entrance(s), driveway(s), and creation of an easement in the transfer may increase the cost of creating and depositing reference plans.

 Zoning By-law Amendment Application (Rezoning Application)

 The Official Plan outlines in a broad manner the land use and development guidelines within a municipality. A Zoning By-law, outlines how a specific parcel of land may be used. Zoning By-laws also regulate lot size, parking requirements, building height and other site-specific factors. A site-specific amendment to the By-law through a Zoning By-law Amendment application (rezoning application) is required for any development  that does not conform with the Zoning By-law or any  renovation  that deviates from the current zoning provisions. Since the Zoning Bylaw implements the Official Plan, a proposed Zoning Bylaw amendment must still conform to the Official Plan. If it does not, the proposed Zoning Bylaw amendment may not be appropriate without first obtaining an Official Plan amendment.

 Section 34 of the Planning Act grants the municipal authority to implement land use controls through Zoning By-laws. The Zoning By-law is the legal document that implements policies and objectives described in the Official Plan and regulates the use and development of buildings and land by: Stating exactly what types of uses are permitted in various areas.

 To ensure the municipal interests are met and to appropriately assess the merits and technical aspects of the proposal, the municipality requires submission of a number of information items with the Zoning By-law Amendment (rezoning) application. A pre-application consultation meeting is recommended to assist in determining the requirements that must be provided as part of the initial Zoning By-law Amendment (rezoning) application submission in order for it to be considered a complete application.

  The municipality will endeavour to review the Zoning By-law Amendment (rezoning) application and render a decision within the target timelines. The municipality's commitment to the target timelines will only begin once a complete Zoning By-law Amendment (rezoning) application submission is received. The level of detail required for most of the reports/studies  can vary, depending on the nature of the property and the proposal. In some cases, a single-page letter from a qualified expert will be adequate, while in other situations a major study will be necessary. The requirement and scope of any reports/studies can be assessed during the pre-application consultation meeting.

 All properties subject to a zoning by-law amendment are required to post a Notice of Application sign or signs on the property affected by the application. 

Draft Concept / Sketch Site Plans Required For Preliminary / Pre-consultation / Pre-application Meeting for Development Proposal for a Commercial / Industrial / Institutional or Residential Building

 The Planning Act of Ontario and good development planning principles encourage pre-consultation with the municipal authorities for development applications. To promote open communication of issues and to assist the developers in navigating through the development review process in the most efficient manner, most municipalities offer all applicants for development the opportunity to submit preliminary development concept site plans for review and comment.

 Draft concept sketch site plan simply and quickly communicates the main ideas of the development proposal at the Pre-Consultation / Pre-Application Meeting and act as a guide for the development proposal and will be refined as the development project moves forward. Draft concept sketch site plan provides information on the shape, size, construction, style and location of the proposed development. Though draft concept sketch site plan is not drawn precisely to a measured scale, the draft concept sketch site plans are almost proportionate.

 Draft concept sketch site plan which is a pictorial representation of the Design Engineer's and Architect's initial understanding of the Developer's requirements, assists Design Engineer, Architect and the Developer to identify errors, omissions or miscommunication at the initial stage so the project can progress efficiently. Basic concept sketch site plan in draft form is prepared to promote discussion and comment between the municipal authorities and the developer at the Pre-Consultation / Pre-Application Meeting. Planning policy requirements are addressed at the draft concept site plan stage.  Draft concept site plan balances both the developer's and municipality's interests and requirements and is the critical component of the site plan approval process.  The purpose of the draft concept site plan is to provide for a review of the significant physical features of the property proposed for development so that early agreement on the comprehensive development of the entire property and its connection with adjacent properties and the immediate area can be secured and the final site plan can take into consideration and capitalize on those features identified. Municipal authorities review the schematic draft concept site plan at the Pre-Consultation / Pre-Application Meeting for compliance with the municipal official plans and to identify key planning issues as well as any major technical items, including studies that will be required as part of the site plan application process. Once the municipality confirms that the schematic concept sketch site plan is in compliance with the municipal official plan, municipality will ask the developer to proceed with more detailed planning. Typically we begin with the topographical survey to prepare the concept plan.

Basic preliminary concept / sketch site plan that shows the development proposal, including a context plan (i.e. lotting pattern, road location, building(s) location) may cost $775^+HSTfor properties up to 50,000 sq ft in size and could be completed in 10 business days. A 35% RUSH premium would apply if a basic preliminary concept / sketch site plan is required within 5 business days.

Preliminary concept / sketch site plan that shows the development proposal, including a context plan and conceptual elevation plan may cost $995 plus tax and could be completed in 10 business days. A 35% RUSH premium would apply if a preliminary concept / sketch site plan is required within 5 business days.

Preliminary concept / sketch site plan that shows the proposed development, including a draft context plan, concept / sketch elevation plan and concept / sketch landscape plan may cost $1,295^+HST and could be completed in 10 business days. A 35 % RUSH premium would apply if a preliminary concept / sketch site plan is required within 5 business days.

Large mixed use developments and residential subdivisions require a Master Concept Plan. A round-table discussion with the developer is required to identify goals and objectives of the developer to prepare a basic preliminary concept sketch to suit the developer's goals and objectives. A basic preliminary concept sketch showing the configuration of the lots, lot areas and frontages, road widths, open space etc is the initial step in the site plan approval process of a proposed subdivision. The preliminary concept sketch allows the municipal planner at the Pre-Consultation / Pre-Application Meeting, to initially determine if the proposed subdivision complies with the municipality's official plan and zoning requirements. Practically the concept sketch serves as an early warning system for both the developer and the municipal planner. Approval of preliminary concept sketch is a significant milestone for the developer who can then proceed with the site plan approval. Based on the preliminary goals, municipal official plans, the opportunities and constraints analysis, we prepare unique Master Concept Plans. Typical Master Concept Plan for mixed use development and/or residential subdivision for properties up to 500,000 sq ft in size may cost $2,475^+HST and could be completed in 10 business days. A 35 % RUSH premium would apply if a Master Concept Plan is required within 5 business days.

 Minor Variance Application

 A Minor Variance provides approval for changes that do not fully comply with the municipal Zoning By-law. A Minor Variance will not change the Zoning By-law, it merely grants a relief from certain existing provisions/standards of the By-law, where appropriate. Minor Variances are heard by the Committee of Adjustment. The Committee of Adjustment is made up of individuals from the community who are appointed by the Council. The Committee of Adjustment meets monthly to consider Minor Variance applications. The Planning Act directs that the Committee of Adjustment must be satisfied that an application for a minor variance on four points that the variance requested maintains the intent and purpose of the Official Plan and Zoning By-law; that it is considered desirable for the appropriate and orderly development or use of the land; and that the variance(s), in the view of the Committee of Adjustment is truly minor in nature. The Committee of Adjustment operates as a quasi-judicial tribunal in accordance with the authorization granted to it under the Planning Act.  The Act directs the Committee of Adjustment with respect to the scope of its authority; the considerations that Committee of Adjustment must have when making any decision on an application presented to it; and the administrative provisions Committee of Adjustment must comply with regarding notice of applications and hearing procedure. The following information is typically required for Minor Variance Application:

• Owner's Name,  Address, Email, Telephone
• Name and Address of the holders of any mortgages
• Legal description of the Property & Property Tax Roll Number
• Frontage, Depth &  Area
• Any easements or restrictive covenants affecting the property
• Existing land use:

• Type of Existing Structure
• Date Constructed, Height and Floor Area
• Front Lot Line, Rear Lot Line and Side Lot Line Setbacks
• Date the subject land was acquired by the current owner
• Date of construction of existing buildings/structures
• Length of time the existing uses of the subject land have continued
• Proposed Changes
• The uses proposed for the subject lands

• Type of Building / Structure proposed to be built on the subject lands
• Height and Floor Area
• Front Lot Line Rear Lot Line and Side Lot Line Setbacks 
• Current Zoning:
• Nature and extent of the relief requested from the Zoning By-law
• Explanation why it is not possible to comply with the provisions of the Zoning By-law:
• Current Official Plan designation(s) of the subject land:
• Services are available & proposed: Water Supply, Sewage Treatment, Storm Drainage

• Does the site or adjacent lands include any significant trees or other natural features?
• Is the site adjacent to any significant source of noise or vibration?
• Are there any outstanding work orders on this property?
• Is there an existing Site Plan Agreement for this property?
• Has there been an industrial or commercial use of the site?
• Has there been filling on the site or subject land?
• Is there reason to believe that the site may have been contaminated by former uses on the site or adjacent sites?
• Any recent environmental site assessment reports available?
• Does a legal and adequate outlet for storm drainage exist?
• Has the existing drainage on the subject land been altered?

 The Minor Variance application under Section 45(1) or application for permission under Section 45(2) of the Planning Act must include a detailed sketch (in metric units) showing the following information (in some cases it may be appropriate to combine with a survey plan). Wherever possible, a digital file as well as paper copies of the plan is required. Plans must be submitted with the following information:

• boundaries and dimensions of the subject land;
• the location, size and type of all existing and proposed buildings and structures on the subject land, indicating their distance from the front lot line, rear lot line and side lot lines;
• the approximate location of all natural and artificial features (buildings, roads, drainage ditches, wooded areas etc) that are located on the subject land and on land that is adjacent to it, and in the applicant’s opinion, may affect the application;
• the current uses of land that is adjacent to the subject land;
• the location, width and name of any roads within or abutting the subject land, indicating whether it is an unopened road allowance, a public travelled road, a private road or a right of way; and,
• the location and nature of any easement affecting the subject land.

 A Notice of Hearing Sign for the minor variance application under Section 45(1) or application for permission under Section 45(2) of the Planning Act will be provided by the Secretary-Treasurer of the Committee of Adjustment. This sign must be posted at least 10 days before the actual meeting date in order to comply with the requirements of the Planning Act. The sign must be attached to a stake and put in the ground in the boulevard in front of the property so that it is clearly visible from the road. (Do not post sign on a tree or in a building). Once the sign has been posted the municipality must be notified. Failure to comply will result in the application being tabled until the next available Committee of Adjustment meeting and until the sign is posted and the applicant has complied with the requirements of the Planning Act. Remove the sign 21 days after the Committee of Adjustment has made a decision on the site plan application.

Our fee for applying for minor variance on behalf of the property owner and attending a committee of adjustment meeting is $795+HST

Site Plan Approval

 Once the site plan application form is completed, with the necessary information assembled, the Municipality will circulate the submission to various departments and agencies. The comments from these sources are then compiled to allow completion of the Schedules which will form part of a Site Plan Agreement which must be approved by Council. If approved by Council, the Site Plan Agreement is registered on title of the property and is binding on all owners. Amendment to the Agreement can occur only with Council approval. The final Agreement will consist of written text (the Agreement) which will refer to and therefore include the following Schedules:

• the Site Plan
• the Building Elevations Plans (all sides);
• the Landscape Plan; and
• the Building Access Plan

and may include reference to any specialized studies considered necessary to the municipality in the review of an application. Such studies may include an Environmental Impact Study (EIS); land use compatibility study; a hydrogeological and/or geotechnical assessment; a traffic assessment; a lake impact study; archaeological report or another form of analysis used to ensure that a proposal will not result in negative impacts to the public or the environment, amongst other factors. The Site Plan Agreement will include provisions for a performance guarantee, impost fees, timing of construction, and payment of costs.

If required as part of the site plan approval process, our qualified professionals prepare Acoustical Feasibility Study, Acoustic Impact Study, Agricultural Impact Assessment, Air Quality Study,Arborist Report, Archaeological Assessment, Construction Management Plan, Construction Storage and Staging Plan, Contaminant Management Plan, Composite Utility Plan, Cost Estimate for Site Works, Cultural Heritage Impact Study, Drive-through Air Quality and Stacking and Queueing Report, Electrical Site Plan, Electromagnetic Field Management (EMF) Plan, Energy Efficient Report, Environmental Impact Study, Environmental Noise Assessment, Environmental Site Assessment, Environmental Site Screening, Erosion/Sediment Control Plan, Facility Characteristics Report,Forest Edge Management Plans, Functional Servicing Report, Functional Storm Drainage Report, Geotechnical Study /Investigation, Haul Route Plan, Hazard Land Assessment, Heritage Conservation Plan, Heritage Impact Study, Hydrogeological Study, Hydrological Study, Landscape & Lighting Plan, Lighting Plan, Loading Study, Migratory Bird Impact Study, Natural Heritage Impact Study, Noise Attenuation Report, Noise Impact Study, On-site Traffic Management Plan, On-Street Parking Analysis, Park Concept Plan, Parking Study, Parking Use Study, Parking Utilization Study, Pavement Marking and Signage Plan, Photometric Plan, Planning Justification Report, Planning Rationale, Public Utilities Plan, Railway Vibration Assessment, Record of Site Condition, Refuse/Recyclable Storage and Pick-up Plan, Salt Management Plan, Servicing Report, Sign Inventory and Pavement Marking Plans, Signage Study, Site Grading Plan, Slope Stability, Soil Management Plan, Soil Report, Source Water Impact Assessment and Mitigation Plan, Species at Risk (SAR) Study, Stormwater Management Report, Top of Bank Survey, Traffic Operations Assessment, Traffic Safety Impact Study, Transit Study, Transportation Impact Study, Tree Inventory and Preservation Plan, Truck Turning Plan, Underground Garage Plan, Vegetation Management Plan, Vehicle Manoeuvring Plan, Vibration Study, Waste Disposal Site Impact Assessment, and Well Impact Study


Acoustical Feasibility Study
    Acoustical Feasibility Study will recommend noise control measures to meet the sound level objectives of the Municipality and the Ministry of the Environment. Detailed floor plans, elevation drawings and grading plans are required to design the required glazing and acoustical barrier.

Acoustic Impact Study
    Acoustic Impact Study / Assessment is required to identify the predicted impacts of the proposed development on the surrounding noise sensitive land uses.

Air Quality Study
    Air Quality Study provides description of the impact of air emissions from the surrounding environment on the proposed development and the details of all measures proposed to mitigate or reduce the anticipated negative air emission impacts

Agricultural Impact Assessment
    An Agricultural Impact Assessment evaluates the potential impacts of non-agricultural development on agricultural operations and the Agricultural System and recommends ways to avoid or, if avoidance is not possible, minimize and mitigate adverse impacts.

Arborist Report
    Arborist Report documents the current condition of the trees that would be impacted by construction and prescribe recommendations for tree preservation. Trees are assessed for the overall health, size and potential  impacts that would be caused by construction. The purpose of the Tree Preservation Plan is to minimize the impact construction will have on the trees to be  preserved.

Archaeological Assessment
    Archaeological Assessment is a study required when the site is known to have an archaeological site on it, or has the potential to have archaeological resources.

Construction Management Plan
    The Construction Management Plan addresses surface and aerial encroachment, access points, hoarding, traffic management plan, refuse management, emergency contacts and response, and impacts on adjacent properties during the proposed construction,

Construction Storage and Staging Plan
    Construction Storage and Staging Plan reports on various issues related to construction staging areas within the public right-of-way to reduce the negative impact of construction staging on neighbourhood quality of life, the public realm and on the movement of pedestrians, cyclists, and vehicles including people with disabilities and provides designated area for unloading and storage of construction materials.

Contaminant Management Plan / Contaminated Soils and Groundwater Management Plan
    Contaminated Soils and Groundwater Management provides a formal mechanism for on-going monitoring and management of contamination.

Composite Utility Plan
     Stamped Engineering Composite Utility Plan is required to ensure that conflicts are avoided among utilities, street trees, municipal services and driveways

Cost Estimates
    The amount of the securities is determined based on a detailed engineering cost estimate that lists the items, quantities, unit costs and total costs for site works within the right-of-way and open landscape works associated with the proposed development.  

Cultural Heritage Impact Study
    A Cultural Heritage Impact Assessment is a study to determine the impact of a proposed development on the cultural heritage value of a property and to recommend an overall approach to the conservation of the heritage resources. methods to avoid or mitigate negative impacts to the cultural heritage resource(s).

Drive-through Air Quality and Stacking and Queueing Report
    Drive-through Air Quality and Stacking and Queueing Report is a study to confirm appropriate length of stacking lanes and to assess impacts on air quality, green house gas emissions, litter, built form and pedestrian safety.

Electrical Site Plan
    Stamped Engineering Electrical plans provide information about the location of transformers as approved by the hydro;the  position of all outdoor lighting fixtures (free-standing and wall mounted); and make, model and manufacturer of wall mounted and exterior site lighting standards reflecting the provision of Dark Sky Lighting

Electromagnetic Field Management (EMF) Plan
    The Electromagnetic Field Management (EMF) Plan provides an analysis of the electromagnetic fields (EMF) on the site of a proposed development that is within or abuts a hydro corridor. The EMF management plan identifies no-to-low-cost EMF exposure reduction measures based on the analysis.

Energy Efficient Report
     Energy Efficient Report provides the energy conservation measures to be applied to the project, including measures related to Building Configuration, Orientation,Building Envelope, Glazed Area, Solar Control, such as External Shading Devices, System Selection and Major Mechanical and Electrical Energy Decisions.

Energy Strategy (Energy Modelling)
    Energy Strategy is the early identification of opportunities to integrate local energy solutions that are efficient, low carbon and resilient to achieve the municipal objectives to reduce energy consumption and green house gas emissions and become more resilient. 

Environmental Impact Study
    Environmental Impact Study is an assessment to provide a sufficient level of detail to demonstrate that a proposed development will have no negative impacts on the natural features or ecological functions of the subject and adjacent lands.

Environmental Noise Assessment
    Stamped Engineering Environmental Noise Assessment is an analysis that provides a written description of the impact of noise and vibrations generated by a proposed development on the surrounding environment, the impact of noise from the surrounding environment on the proposed development,and the impact of noise from the proposed development on itself as well as mitigation measures to reduce any negative impacts.

Environmental Site Assessment
    Stamped Engineering Environmental Site Assessment shall be prepared as per Ontario Regulation 153/04 Records of Site Condition—Part XV.1 of The Environmental Protection Act, amended by Ontario Regulation 511/09, Ontario Regulation 245/10, Ontario Regulation 179/11 and Ontario Regulation 269/11, for site plan approvals.

Environmental Site Screening
    Completed Environmental Site Screening Questionnaire is required to identify potentially contaminated sites.

Erosion/Sediment Control Plan
    The Stamped Engineering Erosion and Sediment Control Plan includes measures to prevent erosion, contain sediment and control drainage. Typically erosion and sediment control plan is overlayed on the site grading plan.

Exterior Lighting Plan
    All Site Plan applications for commercial, industrial, institutional, recreational or athletic or multi-family residential developments require the submission of an Exterior Lighting Plan..  

Forest Edge Management Plans
    Forest Edge Management Plans are requested when tree clearing involves an existing forest edge. The Forest Edge Management Plans are intended to help mitigate negative impacts to the remaining forest community.

Functional Servicing
    The stamped engineering functional servicing report outlines how the servicing including water, sanitary and storm servicing will be provided for the proposed development of the site. 

Functional Storm Drainage Report
    The Stamped Engineering Functional Storm Drainage Report outlines how the storm drainage including the quality and quantity controls will be provided for the proposed development of the site. 

Geotechnical Study
    Stamped Engineering Geotechnical Investigation is an objective sub-surface study that analyses soil and bedrock composition to determine its structural stability and its ability to accommodate the proposed development.

Haul Route Plan
    Haul Route Plan provides a designated haul routes to and from the proposed development with a minimum impact to the traffic and intrusion into sensitive areas to the minimum possible, in a manner consistent with the directions issued by the municipality. A typical haul route plan includes proposed external haul routes, number of truck loads per day, and daily schedule for hauling;

Heritage Conservation Plan
    Heritage  Conservation Management Plan is a plan to manage, restore, protect, and preserve the heritage attributes and integrity of the cultural heritage resource designated under Part IV of the Ontario Heritage Act.

Heritage Impact Study
    Heritage Impact Study identifies any impact the proposed development or site alteration will have on the heritage resources, consider mitigation options, and recommend a conservation strategy that best conserves the heritage resources within the context of the proposed development or site alteration.

Hydrogeological Study
    Stamped Engineering Hydrogeological Study is a review of the subsurface hydrogeologic and geologic conditions to identify development suitability and constraints. Hydrogeological  Study is undertaken to assess groundwater infiltration and recharge, groundwater discharge and baseflow, groundwater elevations and flow paths, water quality and temperature, cumulative watershed impacts, coldwater fisheries supported by groundwater discharge, and impacts to the municipal drinking water sources.

Hydrological Study
    Stamped Engineering Hydrological Study shall be prepared in accordance with Ontario Water Resources Act and Ontario Regulation 387/04.The intent of the Hydrological assessment is to describe the hydrologic features of the site and determine the predevelopment and post development conditions.  
 
Landscape Plan
    Landscape Plans provide the information about proposed landscape areas and treatment such as berming, planting, sodding and walkways;site furniture and amenities;streetscape and site plant material;landscape plantings to screen utilities, garbage enclosures and loading areas from public view; fencing, retaining walls, railings,snow loading areas, building access locations, etc.

Lighting Plan
    A lighting plan demonstrates the location, height, and type of lighting fixtures on the site and proposed buildings, including the location of electrical supply.

Loading Study
    The objective of a Loading Study is to estimate the loading demand generated by a development and, on this basis, to establish the number and size of on-site loading spaces that should be provided, recognizing the site constraints and local conditions.

Mechanical and Electrical Design Brief
     Mechanical and Electrical Design Brief provides the description of the intended mechanical and electrical   design, intended efficiencies, and ventilation strategies 

Migratory Bird Impact Study
    As a condition of Site Plan Approval under Section 41 of the Planning Act, municipalities has the authority to require Migratory Bird Impact Study to verify exterior films and frits, shading performance, extent of various treatment strategies, contiguous glazing areas, window-wall-ratio, and any other applicable strategies to demonstrate compliance including migratory bird-friendly treatment methods.

Mud Tracking and Dust Control Plan

     Mud tracking and dust control plan typically includes the provision of mud mats and dust control measures at both the removal and dumping sites, and the continuous monitoring thereof.

Natural Heritage Impact Study
    Natural Heritage Impact Study is an objective study of a proposed development’s potential impact on the natural heritage system and ways to mitigate negative impacts on and/or improve the natural heritage system.

Noise Attenuation Report
    Where is a concern that warrants recognition or mitigation for a noise sensitive or a noise generating development, Noise Attenuation Report provides the specific noise attenuation measures and warning clauses may need to be included in a development agreement.

Noise Impact Study
    Noise Impact Study provides a written description of the impact of noise generated by a proposed development on the surrounding environment, the impact of noise from the surrounding environment on the proposed development and the impact of noise from the proposed development on itself as well as mitigation measures to reduce any negative impacts.

On-site Traffic Management Plan
    On-site Traffic Management Plan provides safe passage for pedestrians, cyclists and vehicular traffic around a construction site with as little inconvenience and delay as possible and with minimal on-street parking removal.

On-Street Parking Analysis
    On-Street Parking Analysis presents an analysis of the parking demand of on-street parking.
     
Parking Study
     The objective of a Parking Study is to estimate the parking demand generated by a development and, on this basis, to establish the number and size of on-site parking spaces that should be provided, recognizing the site constraints and local conditions.

Parking Use Study
    Parking Use Study focuses on parking management and demand forecasts by reviewing utilization of parking facilities, occupancies, turnover and duration of stay.   

Parking Utilization Study
     Parking Utilization Study is required to justify parking reductions of generally more than 10% from current Zoning By-law standards. 
   
Pavement Marking and Signage Plan
    Pavement Marking and Signage Plan shall be in accordance with the latest OPSS requirements, to provide appropriate level of site signage and pavement marking to direct traffic.

Photometric Plan
    A Photometric Plan demonstrates the lighting fixture locations and illumination levels.

Planning Justification Report
    Planning Justification Report provides a background context, an overview of the purpose and effect of an application, and establish a professional planning rationale by demonstrating how a proposal conforms to applicable planning policy documents and good planning principles.   

Planning Rationale
    Planning Rationale provides an overall description, justification and rationale for understanding the proposed development application.

Public Consultation Strategy Report
  
Public Utilities Plan
    A Public Utilities Plan should be submitted as a separate plan, and as a grayed out underlay on the Landscape Plan.

Railway Vibration Assessment
    Though municipalities require a vibration study if the site is located within a 300m noise zone of influence of the rail line, typically a vibration study is not typically required if the located outside the 75m vibration zone of influence published by CP Rail & CN Rail

Record of Site Condition

Refuse/Recyclable Storage and Pick-up Plan
     To permit the municipality to review the submission, the Refuse/Recyclable Storage and Pick-up Plan shalll contain sufficient details including, accessroutes, truck turning movements, loading facilities, waste storage facilities, size and number of garbage, recycling and organicscontainers to be used, diversion method, number of dwelling units in the development, and total ground floor area/number of storeys 

Salt Management Plan
     The objective for Private Salt Management Plan is to employ best management practices in design and operations of new development to minimize the potential release of sodium and chloride from road salt sources while maintaining safe conditions for pedestrians and vehicles

Servicing Report

Sign Inventory and Pavement Marking Plans

Signage Study
   
Site Grading Plan

Slope Stability

Soil Management Plan

Soil Report

Source Water Impact Assessment and Mitigation Plan

Stormwater Management Report

Top of Bank Survey
 
Traffic Operations Assessment

Traffic Safety Impact Study

Transit Study

Transportation Impact Study

A transportation impact study includes all modes of  movement including automobiles, trucks, transit vehicles, cyclists and pedestrians. Transportation impact study forecasts future transportation demands, evaluates impacts of changes in demand and recommends ways of mitigating any adverse effects of changes in land use.

Tree Inventory and Preservation Plan
Tree Inventory documents the current condition of the trees that would be impacted by construction and prescribe recommendations for tree preservation. Trees are assessed for the overall health, size and potential  impacts that would be caused by construction. The purpose of the Tree Preservation Plan is to minimize the impact construction will have on the trees to be preserved.

Truck Turning Plan

Truck Turning Plan includes the layout of truck turning movements to/from site, to/from garbage areas and to/from loading areas, and the design vehicles used for the Truck Turning Plan.
   
Underground Garage Plan

Vegetation Management Plan

Vehicle Manoeuvring Plan

Vibration Study

A Vibration Study is a technical study that provides a written description of the impact of vibrations generated by a proposed development on the surrounding environment, the impact of vibration from the surrounding environment on the proposed development, and the impact of vibration from the proposed development on itself as well as mitigation measures to reduce any negative impacts.

Waste Disposal Site Impact Assessment

Waste Management Plan

All residential development applications, including mixed-use developments with a residential component, must submit a Waste Management Plan that details how the applicable municipal waste standards will be fulfilled.

Well Impact Study

 Required Development / Design Standards Checklists may include the following

• Accessibility Design Standards Checklist
• Green Development Standards Checklist
• Grading Standards
• Road Standards
• Traffic Control Standards
• Storm Sewer Standards
• Fencing Standards
• Landscaping Standards

  Requirements for Site Plan Approval Applications

 Applications for Site Plan Approval shall include the following:

 Completed application form.

 Copy of the registered deed.

 Copies of a Plan of Survey prepared by an Ontario Land Surveyor showing:
property dimension and bearings

• topographical contours and existing grading
• existing buildings and their uses, where applicable
• roads, driveways, utilities, watercourses, trees and other natural or man-made features within or adjacent to the subject land.

 Copies of each of the following plans showing the required information and any other pertinent information:

 SITE PLAN

• location, dimension and size of all buildings and structures (existing and proposed) (including number of units, height, floor area)
• proposed use(s)
• adjacent building(s) and use(s)
• dimensions of front, rear and side yards from property line and centre line of abutting roadway
• site statistics, including: building coverage, percentage of landscaped area
• location, type and height of all exterior lighting
• location and dimensions of loading spaces
• location and dimensions of garbage storage/collection areas
• on-site servicing facilities, including, existing underground municipal services and utilities, above ground utilities, stormwater catchbasins, servicing easements, fire hydrants, final grading plan (showing relationship to abutting properties), an estimate of cost for construction of all services on/off site resulting from the development
• location, type and height of all fencing or screening
• layout or parking areas, including: parking space sizes, aisle width, curing materials, barrier free parking spaces, road access points (dimensioned), curb radii
• location, size and materials for all signs
• location and materials of all existing or proposed walkways
• existing and proposed retaining walls (with top and bottom wall elevations)
• location of all exterior recreation facilities, where provided
• road widening, intersection requirements
• Location of the proposed fire route
• Locations of all existing trees and proposed landscaping details.

 ELEVATION PLANS

• building elevations (all sides), including proposed building materials, roof-top mechanical equipment, all exterior building lighting
• all entry points to the building(s) including handicapped access, fire access routes

 LANDSCAPE PLANS

• landscape plans, including existing natural features - size (caliper and height at planting), species and location of all planting materials

 FLOOR PLANS

• floor plans to indicate access to the building and areas accessible to the public (stairs, elevators, ramps, etc.)

 We offer Site plans for Minor Variance Applications, Site Plan Approval and Building Permits in Ontario including Toronto (City of Toronto), Hamilton (City of Hamilton), Oshawa (City of Oshawa), Pickering (City of Pickering), Clarington (Municipality of Clarington), Ajax (Town of Ajax), Whitby (Town of Whitby), Brock (Township of Brock), Scugog (Township of Scugog), Uxbridge (Township of Uxbridge), Burlington (City of Burlington), Halton Hills (Town of Halton Hills), Milton (Town of Milton), Oakville (Town of Oakville), Brampton (City of Brampton), Mississauga (City of Mississauga), Caledon (Town of Caledon), Vaughan (City of Vaughan), Aurora (Town of Aurora), East Gwillimbury (Town of East Gwillimbury), Georgina (Town of Georgina), Markham (City of Markham), Newmarket (Town of Newmarket), Richmond Hill (Town of Richmond Hill), Whitchurch - Stouffville (Town of Whitchurch-Stouffville), King (Township of King), Bradford-West Gwillimbury (Town of Bradford-West Gwillimbury)

 Fee for a Site Plan to obtain site plan approval and building permits for a new residential home including custom build home and addition is $1,295^+HST

Upon receiving all required documents and information, the site plan drawings will be ready in 10 business days. Upon receiving all required documents and information, expedited site plan drawings which can be prepared within 5 business days will be subjected to a 35% surcharge.

Functional Servicing Reports

We prepare Functional Servicing Reports (FSR) in support of

• Site Plan Approval
• Zoning By‐law amendments
• Re-zoning application

to identify the requirements for site servicing and stormwater management as it relates to current municipal criteria, and to demonstrate how the proposed site will function within the framework of existing infrastructure, to address conceptually the provision of site grading, storm and sanitary sewers, stormwater management (SWM), water distribution, and road servicing for the proposed commercial development.

 The Functional Servicing Report will include the functional brief, Hydrant Flow Test Reports, Fire Flow Calculations, FUS Flow Calculations, Domestic Demand, Sanitary Flow Generation, Sanitary Sewer Mapping, Utility Locates, etc.

 Several documents and information are required to prepare Functional Servicing Reports (FSR) including the following

• Architectural Plans for the proposed development,
• Land use and Building statistics
• Topographic Survey
• Plan and profile drawings
• If the proposed building is going to be sprinklered, pressure and flow test results on the existing municipal watermains. Mechanical Engineer's letter indicating how the domestic and fire flow demands for this building relate to the available flow and pressure from the municipal water system.
• Records of existing site services
• The existing and post-development domestic water demand
• Estimate of the existing and post-development sanitary sewage flows & sanitary sewer design sheets

 A typical Functional Servicing Report for Multi Residential, Commercial, Industrial and Institutional properties in Toronto (City of Toronto), Hamilton (City of Hamilton), Oshawa (City of Oshawa), Pickering (City of Pickering), Clarington (Municipality of Clarington), Ajax (Town of Ajax), Whitby (Town of Whitby), Brock (Township of Brock), Scugog (Township of Scugog), Uxbridge (Township of Uxbridge), Burlington (City of Burlington), Halton Hills (Town of Halton Hills), Milton (Town of Milton), Oakville (Town of Oakville), Brampton (City of Brampton), Mississauga (City of Mississauga), Caledon (Town of Caledon), Vaughan (City of Vaughan), Aurora (Town of Aurora), East Gwillimbury (Town of East Gwillimbury), Georgina (Town of Georgina), Markham (City of Markham), Newmarket (Town of Newmarket), Richmond Hill (Town of Richmond Hill), Whitchurch - Stouffville (Town of Whitchurch-Stouffville), King (Township of King), Bradford-West Gwillimbury (Town of Bradford-West Gwillimbury) may cost $2,475^+HST.

Upon receiving all required documents and information, the Functional Servicing Reports will be ready in 15 business days. Upon receiving all required documents and information, expedited Functional Servicing Reports which can be prepared within 5 business days will be subjected to a 35% surcharge.

Site Servicing Plan

A Site Servicing Plan showing all internal site services for storm, sanitary and water is required for approval prior to final site plan approval. The Site Servicing Plan must also show the location of all service structures or cleanouts so that the municipality may assess the impact a particular site may have on the municipal system. The municipality must be satisfied that proper engineering practices have been applied to the design of all services within the site and within the Right-of-Way. A site servicing plan is also required where work will affect the building’s use, servicing (sewer, water or storm drain) or vehicular access requirements. 

The site servicing plan typically includes the entire site, as well as the street frontage(s) to at least the centerline and beyond to the furthest utility service to which a site connection is to be made.  The site servicing plans show all existing surface and underground infrastructure including sewer, drain and water services (sized), curbs, sidewalks, boulevards, driveway crossings with dimensions from property lines; trees, hydrants, boulevard services, utility poles, lamp standards, signs; under sidewalk basements; sewer, drain, water mains, gas, hydro electric, telephone and fibre optic ducts, overhead wiring; manholes, hydro and telephone vaults, water valves, meter boxes; lateral connections; sign posts; catch basins; transit facilities; loading and parking bays;

The site servicing plans also show all proposed buildings and services, fully dimensioned, including municipal connections like water, sewer and drain services (sized); proposed and redundant driveway crossings; complete with dimensions to trees, hydrants, boulevard services, utility poles, lamp standards, signs; proposed on-site driveway grades; plan and profile of proposed road, curbs, sidewalks, and boulevards; critical access points (ie. doorways) with transitions, grades and sections; landscaping (new trees, grass, irrigation systems, hard landscaping, etc.) on-site surface drains; hydro electric services (overhead or underground); gas service; telephone service (overhead or underground); and fibre optic ducts.

The following information is required to be shown on the Site Servicing Plan:

• Site Servicing Drawing to be completed in Metric (SI Units) to a measurable scale
• Geodetic Benchmark
• Legend
• North Arrow
• Municipal address
• Professional Engineer's seal (signed & dated)
• Key plan
• Street Names
• All existing underground site services to the site such as storm/sanitary laterals & water/gas services
• Distance from curb to property line
• Tie in dimensions for the position of new site services to ensure site connections are placed in the proper location
• Notation of all existing site services to be removed or disconnected
• Proposed services from the street to the building including the size, length and slope of all sewers and laterals, top of grate elevations and sewer inverts of all
• manholes and catch basins
• Pipes located within frost zones to be insulated. Detail to be provided on plan.
• Details for all appurtenances related to site servicing to include the all specialized engineered structures, pipe bedding, insulation, flow control device, weirs, rip rap
• Specifications for all on-site storm and sanitary sewers and water services to the property line (i.e. pipes, grates, manholes, catchbasins, seepage collars, etc.)
• Location and size of all easements (existing and proposed). Easements widths must be twice the depth of the service or 5m (whichever is larger) and centered over the services. No structures are permitted within an easement. Rear yard access easements must be 0.9m wide.
• Clear identification of works to be completed, within the municipal right-of-way, by the Developers Contractor (i.e. closing of redundant driveway entrances, curb & gutter replacement, curb cuts, sidewalks, boulevard restoration, etc.)
• Clearly identify downspout locations and ensure downspouts are directed to landscaped areas, splash pads or infiltration galleries.
• Identify vertical and horizontal separation between services. Minimum vertical separation is 0.5m and minimum horizontal separation is 2.5m as per OBC. If this separation cannot be achieved a concrete cradle must be used for support to achieve proper bedding compaction.
• Show all fire hydrant locations. Fire hydrant separation between permanent structures must be 3m minimum. Typical minimum clearances: 0.6m behind, 2m to side with port and 1m to side without port.
• All structures must be completely on private property
• Infiltration galleries with two observation wells must be shown on the plan, including size and over flow and storm connections to and from the gallery. Infiltration galleries must be 5m away from a structure
• All Manholes and Catchbasin Manholes in the municipal or Regional right-of-way require benching as per OPSD 701.021.
• If proposing a riser the max Modulock height or new section required is 300mm. Modulok to be as per OPSS 407 and OPSD 704.010.
• Safety grates are required in structures 5m deep or greater.
• Drop structures shall be provided in accordance with MOECC design guidelines. MOECC guidelines require an external drop structure where difference in inverts is 610mm or greater.
• 300mm or larger on open inlet/outlet requires rodent grate as per OPSD 800.010. Headwalls with 450 mm and smaller outlet require headwall as per OPSD 804.030 and with 525 and larger outlet requires a headwall as per OPSD 804.040. The grating for a headwall is as per OPSD 804.050.
• All unused water services must be capped at the main unless approval is granted by Municipality in writing to cap at the property line. All unused sanitary and storm site services must be capped at the property line.
• If an oil/grit separator is required on the site a note “STC or approved equivalent” will be added.
• Minimum separation between the proposed orifice and oil/grit separator is 5m.
• Through the Site Plan or Committee of Adjustment process if it is determined that a sanitary/storm sewer or a water main must be extended to service a particular property a MOECC Environmental Compliance Approval will be required and all fees associated to the extension must be paid prior to final Site Plan Approval.
• Each new building that requires a sump pump must provide a storm sewer connection to the street. If a storm sewer is not located on the street, one must be extended if the storm sewer is located within 50m from the development. The extension of the storm sewer is 100% the developers cost.  Foundation drains using sump pumps shall use a ‘gooseneck’ connection and shall be pumped over the foundation wall and connected to the storm sewer connection.
• New services are required to be connected to the property if the existing services are undersized, older than 50years or of a material that is no longer acceptable. The existing services then must be capped.
• Each property may have a maximum of one water service and one sanitary service.
• A clean out is required at each bend in the storm or sanitary service if the site service is between 100mm and 150mm in diameter and the bend is within a landscaped area. If the bend is in an area where vehicular traffic is present a structure is required. A structure is required at each bend for services 200mm in diameter and over. No structure or clean out is required for site services less than 100mm in diameter.
• Connections to a sewer less than 200mm in diameter do not need a structure unless it is tapping into the same size pipe. The connection must be a “Y” connection at a 45 degree angle with directional flow above the spring line.
• MOECC guidelines do not permit changes in flow directions greater than 90 degrees in catchbasin manholes.

We prepare thorough, detailed, and clear Site Servicing Plans for municipal connections to suit the client's needs while also adhering to design requirements of the municipality and submit to the Municipality for review and approval to obtain site plan approval and building permits from City, Town, Township, County and/or Region for Proposed Construction, Renovation or Addition of Commercial, Industrial and Residential Buildings including Retail Shopping Plazas, Freestanding Signs, Office Buildings, Medical Buildings, Restaurants, Banquet Halls, Gas Stations, Retirement Homes, Multiplex Residential Units and Custom Build Homes in Ontario including Toronto (City of Toronto), Hamilton (City of Hamilton), Oshawa (City of Oshawa), Pickering (City of Pickering), Clarington (Municipality of Clarington), Ajax (Town of Ajax), Whitby (Town of Whitby), Brock (Township of Brock), Scugog (Township of Scugog), Uxbridge (Township of Uxbridge), Burlington (City of Burlington), Halton Hills (Town of Halton Hills), Milton (Town of Milton), Oakville (Town of Oakville), Brampton (City of Brampton), Mississauga (City of Mississauga), Caledon (Town of Caledon), Vaughan (City of Vaughan), Aurora (Town of Aurora), East Gwillimbury (Town of East Gwillimbury), Georgina (Town of Georgina), Markham (City of Markham), Newmarket (Town of Newmarket), Richmond Hill (Town of Richmond Hill), Whitchurch - Stouffville (Town of Whitchurch-Stouffville), King (Township of King), Bradford-West Gwillimbury (Town of Bradford-West Gwillimbury)

Fee for a typical Site Servicing Plan for single dwelling projects including custom build homes and additions in Toronto (City of Toronto), Hamilton (City of Hamilton), Oshawa (City of Oshawa), Pickering (City of Pickering), Clarington (Municipality of Clarington), Ajax (Town of Ajax), Whitby (Town of Whitby), Brock (Township of Brock), Scugog (Township of Scugog), Uxbridge (Township of Uxbridge), Burlington (City of Burlington), Halton Hills (Town of Halton Hills), Milton (Town of Milton), Oakville (Town of Oakville), Brampton (City of Brampton), Mississauga (City of Mississauga), Caledon (Town of Caledon), Vaughan (City of Vaughan), Aurora (Town of Aurora), East Gwillimbury (Town of East Gwillimbury), Georgina (Town of Georgina), Markham (City of Markham), Newmarket (Town of Newmarket), Richmond Hill (Town of Richmond Hill), Whitchurch - Stouffville (Town of Whitchurch-Stouffville), King (Township of King), Bradford-West Gwillimbury (Town of Bradford-West Gwillimbury) is $1,295^+HST. 

Site Servicing Plans for Multi Residential, Commercial, Industrial and Institutional properties would cost $2,495^+HST.

Upon receiving all required documents and information, the site servicing plans will be ready in 10 business days. Upon receiving all required documents and information, expedited site servicing plans which can be prepared within 5 business days, will be subjected to a 35% surcharge.

SITE GRADING PLAN

Combining our knowledge in extensive experience in Municipal Engineering and expertise in innovative site grading plans for municipal connection, we offer perfect solution to our clients. Having vast experience in unique distinctive municipal engineering design is we offer effective, innovative and cost efficient Site Grading Plans to our clients. Our team's proficiency in conceptualizing designs and plan in accordance with our clients' requirements has made us very successful. If the property is covered by a site plan control by-law, building permit will not be issued until the Site Servicing and Site Grading plans including Erosion & Sediment Control Plan  and Drainage Plan have been approved by the municipality. In addition to the planning approvals and building permit which are required for a building project, other permits and approvals including Conservation Authority and Ministry of Transportation approvals.

Our Licensed Professional Engineers specializing in Site Grading offer Site Grading Plans to obtain site plan approval and building permits in Ontario including including Toronto (City of Toronto), Hamilton (City of Hamilton), Oshawa (City of Oshawa), Pickering (City of Pickering), Clarington (Municipality of Clarington), Ajax (Town of Ajax), Whitby (Town of Whitby), Brock (Township of Brock), Scugog (Township of Scugog), Uxbridge (Township of Uxbridge), Burlington (City of Burlington), Halton Hills (Town of Halton Hills), Milton (Town of Milton), Oakville (Town of Oakville), Brampton (City of Brampton), Mississauga (City of Mississauga), Caledon (Town of Caledon), Vaughan (City of Vaughan), Aurora (Town of Aurora), East Gwillimbury (Town of East Gwillimbury), Georgina (Town of Georgina), Markham (City of Markham), Newmarket (Town of Newmarket), Richmond Hill (Town of Richmond Hill), Whitchurch - Stouffville (Town of Whitchurch-Stouffville), King (Township of King), Bradford-West Gwillimbury (Town of Bradford-West Gwillimbury)

The Site Grading Plan prepared by our licensed professional engineers specializing in Municipal engineering will illustrate how the site will be graded to provide erosion protection during the construction phase; how the final grading will ensure positive drainage away from all buildings; how the rainfall runoff will be directed to an approved outlet; and that the site grading is compatible with the neighbouring properties. The site grading plan is to be implemented in a fashion to allow stormwater management to be implemented using both the minor and major drainage systems. Improper grading of the lot can result in poor surface drainage, ponding or flooding around the basement wall, foundation settlement or other damage, and basement dampness and other undesirable effects.

Site Grading Plan typically includes the following:

• General Details All property lines, Ground floor plan for all buildings, if applicable All easements, and reserves.
• Site Circulation, General Parking, Accessible Parking and Driveways All adjacent roads and sidewalks
• Public & Private Servicing Information The location of proposed utilities, transformers, gas regulators, air intakes/exhausts, garage access stairs on the site and on adjacent road allowances 
• Proposed roof control devices location, type, control release rates and corresponding storage volumes for flat roof portions UV treatment facilities and/or oil grit separators Storage facilities and dimensions/details for rainwater harvesting and reuse (e.g. Cisterns)
• Landscaping, Grading & Retaining Walls and Lighting  - All retaining walls  General grading information including the existing and proposed elevations at 6m intervals along property lines, driveways, sidewalks and walkways and trees to be preserved, including all trees on adjacent properties within 6 metres of subject site’s property/lot lines Proposed elevation at 6m intervals along all building and structure perimeters and building entrances Storm and surface water drainage directions, site ponding limits with corresponding control volumes and control facilities, major overland and emergency overland flow routes Soil retention and/or replacement details
• Sediment and erosion control measures applied during construction Location and identification of trees protected under municipal by-laws
• Location of tree protection zones (where trees are being retained & protected) Tree protection plan notes (where trees are being retained & protected) Buried watercourses, if applicable

An apron of no less than 2% slope, and a minimum width of 2 to 4m are required around all building envelopes.  In areas where the soils have a minimum percolation rate of 15mm/hour, and the swales are being implemented as a storm water quality management feature, the minimum slope may be reduced to 1% in some areas. Swales to be designed to convey the 4hour-25mm Chicago storm and maintain a velocity less than or equal to 0.5 m/s. The treatable flow length must be maximized to provide for proper pre-treatment of flows. Check dams should be implemented to enhance pre-treatment and provide additional infiltration for baseflow enhancement, where applicable.

Each Grading and Erosion Control Plan shall bear a note making reference to all other plans included with the Storm Water Management Report. Reference should also be made to the Storm Water Management Report itself, the date of the report, and the Landscaping Plan (e.g. This plan to be read in conjunction with the Existing Conditions Plan, Site Servicing Plan), Storm Water Management Plan, Landscaping Plan, and the Storm Water Management Report

Proper site grading plans are prepared to fit within the constraints of the lot, creating cost-effective site specific plans to meet city, town, county and /or region requirements. The Site Grading Plan prepared by our licensed professional engineers specializing in Municipal engineering will illustrate how the site will be graded to provide erosion protection during the construction phase; how the final site grading will ensure positive drainage away from all buildings; how the rainfall runoff will be directed to an approved outlet; and that the site grading is compatible with the neighbouring properties. 

Fee for a typical Site Grading Plan for Multi-Residential, Commercial, Industrial and Institutional Projects in Ontario including Toronto (City of Toronto), Hamilton (City of Hamilton), Oshawa (City of Oshawa), Pickering (City of Pickering), Clarington (Municipality of Clarington), Ajax (Town of Ajax), Whitby (Town of Whitby), Brock (Township of Brock), Scugog (Township of Scugog), Uxbridge (Township of Uxbridge), Burlington (City of Burlington), Halton Hills (Town of Halton Hills), Milton (Town of Milton), Oakville (Town of Oakville), Brampton (City of Brampton), Mississauga (City of Mississauga), Caledon (Town of Caledon), Vaughan (City of Vaughan), Aurora (Town of Aurora), East Gwillimbury (Town of East Gwillimbury), Georgina (Town of Georgina), Markham (City of Markham), Newmarket (Town of Newmarket), Richmond Hill (Town of Richmond Hill), Whitchurch - Stouffville (Town of Whitchurch-Stouffville), King (Township of King), Bradford-West Gwillimbury (Town of Bradford-West Gwillimbury) is $2,475^+HST.

Upon receiving all required documents and information, the site grading drawings will be ready in 10 business days. Upon receiving all required documents and information, expedited site grading drawings which can be prepared within 5 business days, will be subjected to a 35% surcharge.

EROSION & SEDIMENT CONTROL

 Construction activities accelerate natural processes of erosion and sedimentation as vegetation is stripped away and soils are left exposed.  Consequently, stormwater runoff from these sites contains high levels of sediment and associated contaminants.  Implementation of adequate erosion and sediment controls to improve stormwater quality at construction sites is crucial to ensuring downstream receiving waters and aquatic habitats are adequately protected.

The Erosion & Sediment Control Plan prepared by our licensed professional engineers specializing in Municipal engineering will illustrate how the site will be graded to provide erosion and sediment protection during the construction phase.

All silt fencing as per the Erosion & Sediment Control Plan shall be installed prior to commencement of any area grading, excavating, or demolition. Erosion control fencing shall be placed as per the Erosion & Sediment Control Plan around the base of all stockpiles. All stockpiles shall be kept a minimum of 2.5m from all property lines. Erosion protection shall be provided around all storm and sanitary manholes and/or catchbasins as per the Erosion & Sediment Control Plan. Additional erosion control measures may be required as site development progresses.

Erosion & Sediment control structures to be monitored regularly and any damage repaired immediately. Sediments shall be removed when accumulations reach a maximum of one third (1/3) the height of the silt fence. No alternate methods of erosion and sediment control protection shall be permitted unless approved by the Municipality. All erosion and sediment control structures to remain in place until all disturbed ground surfaces have been re-stabilized either by paving or restoration of vegetative ground cover.

The Contractor is responsible for removing sediments from the municipal roadway and sidewalks at the end of each work day. Mud mats shall be be provided on site at all locations where construction vehicles exit the site. Mud mats shall be a minimum of 3m wide, 15m long (length may vary depending on site layout) and 0.3m deep and shall consist of 200mm clear stone material or approved equivalent. Contractor shall ensure all vehicles leave the site via the mud mat and that the mat is maintained in a manner to maximize its effectiveness at all times.

Owners Representatives shall monitor the site development to ensure all erosion and sediment controls are installed and maintained to Municipal requirements. The property owner is responsible for restoration of all damaged and/or disturbed property within the municipal right-of-way to Municipal standards. If, for unforeseen reasons, the Owner and/or his/her representative must encroach onto private lands to undertake any works, he/she must obtain written permission from the adjacent property owners prior to entering upon the private property to perform any works. Copies of these letters of consent must be submitted to the Municipality prior to any work being performed. Failure to comply with the above is at the property owners own risk.

Erosion & Sediment Control Plan for Multi-Residential, Commercial, Industrial and Institutional Projects would cost $1,295^+HST.

Upon receiving all required documents and information, the erosion and sediment control plan will be ready in 10 business days. Upon receiving all required documents and information, expedited erosion and sediment control plan which can be prepared within 5 business days, will be subjected to a 35% surcharge.

DRAINAGE PLANS & STORMWATER MANAGEMENT REPORTS

Our Licensed Professional Municipal Engineers specializing in Stormwater Management offer Drainage Plans and Stormwater Management Reports to obtain site plan approval and building permits in Ontario including City of Toronto, Durham Region, Halton Region, Peel Region and York Region (Ajax, Aurora, Bolton, Brampton, Burlington, Etobicoke, Maple, Markham, Milton, Mississauga, Newmarket, North York, Oakville, Oshawa, Pickering, Richmond Hill, Scarborough, Stouffville, Toronto, Vaughan, Uxbridge, Whitby, Barrie, Bowmanville, Hamilton, Georgetown, Guelph, Stoneycreek, and Woodbridge) and Conservation Authorities including Toronto and Region Conservation Authority, Central Lake Ontario Conservation Authority, Lake Simcoe Region Conservation Authority, Credit Valley Conservation Authority, Conservation Halton, , and Hamilton Conservation Authority.

Stormwater refers to rainwater and melted snow that flows over roads, parking lots, lawn and other sites. Under natural conditions, stormwater is intercepted by vegetation and then absorbed into the ground and filtered and eventually replenishes aquifers or flows into streams and rivers. Later, part of it is returned to the atmosphere in the form of evapotranspiration. When an area is converted from a natural area to an urbanized area, the volume of water that runs off the land increases due to the addition of hard (impervious) surfaces. In urbanized areas impervious surfaces such as asphalt pavements and roofs prevent precipitation from naturally soaking into the ground. Instead, the water runs rapidly into storm drains, municipal sewers and drainage ditches into streams, rivers and lakes and on its way it picks up pesticides, road salts, heavy metals, oils, bacteria, and other harmful pollutants and transports them through municipal sewers into streams, rivers and lakes.  Stormwater runoff is different from wastewater, which flows into sanitary sewers from household drains.

The sheer force and volume of polluted runoff causes:

• Increased downstream flooding risks
• River bank and bed erosion
• Increased turbidity
• Aquatic Habitat destruction
• Changes in the stream flow regime
• Combined sewer overflows
• Infrastructure damage
• Contaminated streams, rivers, and lakes.

In order to mitigate the undesirable impacts of urbanization on watercourses and associated infrastructure stormwater management practices need to be implemented:

• To preserve the natural hydrologic balance in newly developing areas and re-establish it, wherever possible, in already developed areas;
• To protect and enhance quality of stormwater discharged to lakes and streams; and
• To reduce the volume and frequency of combined sewer overflows in older urban areas.

Rapid urban expansion and associated construction activities are a significant source of stress to the natural environment. 

Stormwater management involves storing and directing stormwater runoff in urbanized areas to control flooding, erosion and water quality. This practice protects communities, municipal infrastructure (like roads, sidewalks and trails) and local waterways. The objective of stormwater management is to slow the release of stormwater runoff into natural systems.

 Soak-away pits/infiltration trenches are to be incorporated into the storm water management design where the geotechnical report indicates the subsurface soils have a minimum percolation rate of 15mm/hr. The flat roofs are designed to hold the 25mm storm over the entire proposed roof area.  In order to assess feasibility of infiltrating roof runoff, boreholes or test pits must be drilled/excavated (minimum of 5m below grade).  All soak-away pits/infiltration galleries are to have a minimum of two observation wells (for inspection/maintenance purposes). A minimum cover of 1.2m is required for all infiltration facilities to protect against frost penetration. A minimum of 1m is required for separation from the bottom of the infiltration facility to the high ground water level. The high ground water level must be identified on the detail. All soak-away pits/infiltration galleries must have an overflow system.

One way of managing stormwater drainage is through the use of stormwater ponds. Stormwater ponds can be ‘dry’- filling up during a storm, or ‘wet’- having a permanent pool of water. These stormwater ponds are designed to hold back stormwater and release it slowly to natural waterways. Wet stormwater ponds also allow sediment to settle to the bottom of the pond instead of traveling to a local stream. Stormwater management ponds are so well integrated into the landscape and they appear as natural ponds. However, wet stormwater ponds do require maintenance to keep them working properly, such as sediment removal or cleaning of catchbasins. Sometimes older ponds need to be replaced with newer, more efficient designs.

Without stormwater management, runoff from urbanized areas would flood communities and roads, cause stream erosion and destroy aquatic habitat. In August of 2005, the City of Toronto experienced a major storm event which resulted in the collapse of part of Finch Avenue West. The storm was so intense that the Black Creek culvert under Finch Avenue West was unable to handle the amount of runoff flowing through it.

More recently, the south end of Don Valley Parkway was flooded in May of 2013. The Don River overflowed its banks and spilled onto the Don Valley Parkway. This caused major delays for the morning commute. Runoff from this storm also caused basement flooding in many homes.

On July 8, 2013, a record breaking 126mm of rainfall was recorded at Pearson International Airport within a 24hour period. This was more rainfall than Hurricane Hazel in 1954. This extreme rainfall event cause the closure of highway ramps, parks, and offices, it flooded streets and basements and caused major electrical outages in certain parts of Toronto.

Lakes and local streams also suffer from runoff. Stormwater that rushes uncontrolled from urban pavements causes streams to rise faster and more dangerously than those in rural areas. The force of the water during rain events scours stream bottoms, erodes banks, harms fish habitat and increases pollutants such as phosphorus and heavy metals. Stormwater picks up dirt, oil, grease, road salt, fertilizers, pesticides and bacteria from urbanized areas. During its journey over pavements, stormwater also becomes warmer which is harmful to fish.

Stormwater management is required to release runoff into natural waterways slowly, imitating the water cycle before urbanization. Stormwater ponds are also important because they provide an opportunity for sediment and pollutants attached to the sediment to become trapped in the pond bottom, rather than moving into the local streams.

Low Impact Development is a stormwater management strategy that seeks to mitigate the impacts of increased runoff and stormwater pollution. Low Impact Development comprises a set of site design strategies and distributed structural best management practices that harvest, filter, evapo-transpire, detain and infiltrate stormwater. Low Impact Development Principles

•     Integrate Stormwater into Planning (Multi Disciplinary Approach)
•     Focus on runoff prevention (innovative planning, LID practices)
•     Treat stormwater at the source as a resources (respect natural flow paths)
•     Create multifunctional landscapes (site aesthetics, energy, conserve potable water, wildlife, parks)
•     Educate and maintain (legal agreements, maintenance plans)

Drainage plan and Stormwater Management Report evaluate the effects on the stormwater and drainage system, and to recommend how to manage rainwater and snowmelt, consistent with the Municipal Wet Weather Flow Management Policy and while also meeting regional, provincial and federal regulations. The level of detail for the Drainage Plan or Stormwater Management Report depends on the type and scope of application, the size of the development and the types of stormwater management schemes proposed. For example, a Stormwater Management Report for a Plan of Subdivision will typically be more complex than a Stormwater Management Report or a Drainage Paln in support of a Site Plan Control application. A Stormwater Management Report is typically required for the following application types:

• Zoning By-law Applications
• Plans of Subdivision
• Plans of Condominium
• Consent to Sever
• Site Plan Control applications

Our price for typical Stormwater Management Report for Multi Residential, Commercial, Industrial and Institutional Projects in Ontario including  Toronto (City of Toronto), Hamilton (City of Hamilton), Oshawa (City of Oshawa), Pickering (City of Pickering), Clarington (Municipality of Clarington), Ajax (Town of Ajax), Whitby (Town of Whitby), Brock (Township of Brock), Scugog (Township of Scugog), Uxbridge (Township of Uxbridge), Burlington (City of Burlington), Halton Hills (Town of Halton Hills), Milton (Town of Milton), Oakville (Town of Oakville), Brampton (City of Brampton), Mississauga (City of Mississauga), Caledon (Town of Caledon), Vaughan (City of Vaughan), Aurora (Town of Aurora), East Gwillimbury (Town of East Gwillimbury), Georgina (Town of Georgina), Markham (City of Markham), Newmarket (Town of Newmarket), Richmond Hill (Town of Richmond Hill), Whitchurch - Stouffville (Town of Whitchurch-Stouffville), King (Township of King), Bradford-West Gwillimbury (Town of Bradford-West Gwillimbury) is $2,475^+HST

Upon receiving all required documents and information, the stormwater management reports will be ready in 10 business days. Upon receiving all required documents and information, expedited stormwater management reports which can be prepared within 5 business days will be subjected to a 35% surcharge.

Building Permit Application

The following plans are required to be submitted with a building permit application:

• Foundation Plan - which identifies the size, material and shape of foundations, dimension and note all concrete walls, slabs, piers, pads and footings
• Floor Plan & Framing - the floor plan provides a "bird’s eye view" of the various floors of your house including:
• Life safety electrical systems (e.g. fire alarm, smoke & "CO" detectors)
• Scaled dimensions of the exterior & interior partitions, rooms, halls and stairs of each floor including all openings (windows and doors)
• the size, direction and spacing of structural members (joists, beams and lintels)  

Foundation plan will show the main floor framing, main floor plan will indicate the upper floor framing and the upper floor will indicate the ceiling joist or roof system. The following information should be shown on a floor plan:

• Title and scale
• Interior and exterior dimensions, including door and window widths
• Structural members and lintels, including their sizes
• The materials used and the extent and size of both the new and existing structure(s) including plumbing
• Cross-section location symbols
• Location of plumbing fixtures and floor drains
• Fire separations
• Area of each floor

Cross Section presents a view of a building along an imaginary cut, showing the structural elements of the building and exposing what is hidden behind the walls. Cross-sections indicate how the roof, wall and floors are to be constructed, indicating heights and transfer of loading for all structural components. Cross-sections through the proposed and existing structure(s) are required to show building materials and how they relate to one another. The location of a cross-section is shown by the cross-section symbol on the floor plans. The following information should be shown on a cross-section, although a larger scale drawing may be necessary to fully explain a particular aspect of the project which varies from conventional construction practices:

• Title and scale
• Foundation and footing sizes, material type and backfill height
• Heights and dimensions of doors and windows
• Size and type of materials and finishes
• Finished floor level and grades
• Extent of existing house and proposed additions
• Insulation, air and vapour barrier
•  Fire rated assemblies

Building Elevations identify how the project is going to appear from the outside, such as exterior materials, as well as relation to finished grade or to other existing buildings. Elevation drawings may be required for any project which would alter the exterior view of the building. For additions and alterations, pictures of the affected areas assist greatly in the review of the proposed work. The following information should be shown on an elevation:

• Title and scale
• Footings (including stepped footings)
• Height and dimensions of existing and new window and door openings
• Exterior finishes and materials
• Finished floor levels, heights and grade
• Extent of proposed addition and existing house
• Clearly identify new construction from existing
• Overall height of building
• Slope/pitch of new roofs
• Limiting Distance and unprotected openings (calculate where applicable)

Engineered Floor and Truss Drawings are required on all submissions where engineered products are being utilized. Once a complete application for a Building Permit is submitted to the city, the application will reviewed by Building & By-law staff who assess the application for compliance with the municipal zoning by-law, conformity with the Ontario Building Code, service connections, and any other factors which might apply to the specific project. We promptly respond to requests for information by Building & By-law staff to avoid unnecessary delays in obtaining the Building Permit. Once a complete application for a Building Permit is received, it usually takes 2 to 4 weeks to review plans by the Building & By-law staff and prepare a permit for issuance, depending on the project. The Building Permit will be issued when all necessary approvals have been obtained and fees for the Building Permit have been paid to the municipality. The Building Permit must be posted in plain view on the construction site for the building inspector from the city to verify at all times. The construction must comply with the plans and documents issued with your permit. Depending on the degree of change, revisions can lead to serious complications. Any changes, revisions, modifications to the approved construction drawings must be reported immediately to and approved by the city.  A complete set of the approved permit drawings and documents should be kept on-site for use by the city building inspector. Building Permits to ensure structures are safe with respect to public health, fire protection and structural sufficiency.  A Building Permit issued by the city ensures that the construction meets the minimum standards set out in the Ontario Building Code.  Before the start of any construction project a Building Permit must be issued by the municipality.  To commence construction without a Building Permit is illegal and a Provincial Offence under the Ontario Building Code Act; a penalty fee will be added to the Building Permit fee. All buildings, accessory buildings, decks and similar structures are required to meet certain restrictions as set out in the Zoning By-Law. These restrictions apply whether a Building Permit is required or not.

 Zoning by-law rules that apply to the property must be determined during the preliminary planning stage of the project.  Zoning by-laws regulate the use, size, location and types of buildings permitted on property. The municipal By-law contains a wide array of land use and development regulations that must be met before a property can be used or a building erected. The regulations address such matters as:

• Permitted land uses within different parts of the municipality
• Setbacks of buildings from property lines
• Setbacks of buildings from lands zoned hazardous
• Building heights (usually from the ground in front of the building)
• Building floor areas (can be defined as minimums or maximums)
• Lot coverage (usually a maximum percentage of the lot that may be covered by buildings)
• Accessory uses and buildings and outside storage
• Required municipal services (water and sanitary sewer services)
• Parking requirements

A building permit is an approval granting the legal permission to start construction knowing that the issued drawings comply with appropriate building codes and governmental regulations. The required drawings for any Building Permit application will vary depending on the specific and type of proposed construction for the project. According to the Ontario Building Code no person shall construct or demolish or cause a building to be constructed or demolished in a municipality unless a permit has been issued therefore by the Chief Building Official. The Ontario Building Code also defines construct to mean the doing of anything in the erection, installation, extension, material alteration or repair of a building.

A building permit is required for any new building greater than 10 sq m (108 sq ft), any addition to an existing building, any material alterations to an existing building which affects: the structural design of the building; mechanical; electrical; plumbing services (no limit on size of building); fire separations; exiting; fire protection systems; and the use of buildings or parts thereof. Typical residential projects that require a building permit as follows:

• decks greater than 600mm (24inches) above ground or serving the principal entrance for dwelling unit
• interior structural alterations
• adding or removing most walls, (i.e., creating different room sizes and/or uses)
• porches
• basement or main floor walkout alterations
• sunrooms
• solariums
• replacement of brick veneer
• carports
• attached or detached garages, sheds
• replacement of masonry chimney below roofline
• dormers or finishing of attic space
• installation of irrigation systems
• additions
• installation, repair of storm, sanitary and water service
• finishing a basement or a portion thereof
• furnace and ductwork replacements
• installation of plumbing cleanouts
• conversion from septic to sanitary sewer
• plumbing and/or drains (except replacing fixtures)
• insulating exterior walls when exterior or interior cladding is removed
• new or structural alterations to windows or doors
• installation or repair of private sewer systems and water service
• installation of backflow preventers for lawn irrigation systems
• structural work related to fire damage
• swimming pool enclosure
  

Typical commercial/industrial/institutional projects that require a building permit as follows:

• change of use (where construction is proposed or the change constitutes an increase in the hazard index)
• interior renovations within a floor area affecting fire separations, exits or structural capacity
• interior finishing of shell buildings for tenants (ie. occupancies in commercial or industrial malls and office buildings, etc.)
• fire and water damage affecting interior renovations within a floor area affecting fire separations, exits or structural capacity
• additions to any building having a combined area of 10sq m (108 sq. ft.) or more
• installations and major alterations of sprinkler, standpipe, fire alarm or mechanical (HVAC) systems
• plumbing installation and alterations, except replacement of fixtures
• installation or replacement of storm and sanitary sewers, water service (ie. catch basins, weeping tile, clean-outs, change from septic system to sewers)
• installation and repairs to sewage systems (septic systems and holding tanks)
• installation of back flow preventers
• retaining walls exceeding 1m  (3'3") in exposed height adjacent to public property, to an access to a building, or on private property to which the public is admitted
• tents greater than 60sq m (645sq ft)

Building Permit Requirements for Commercial & Industrial Tenant Leasehold Improvement/Alterations

Building Code Requirements

Under the authority of Section 10 of the Building Code Act, a Change of Use building permit is required if the change would result in an increase in hazard as determined in accordance with Ontario Building Code, Division C – 1.3.1.4. As part of the submission requirements, the qualified designer shall undertake a performance level analysis based on Division B – 10.3.2.2. and determine any reduction in the performance level of the building (or part thereof) as a result of the change of use. In a building that contains more than one major occupancy, a change in the use of one major occupancy may result in the re-classification of the entire building for the most restrictive major occupancy contained. The qualified designer shall then initiate a comparison analysis addressing all issues arising from the new building classification including type of construction, exposing building face, fire separations, occupant load, fire alarm, standpipe, exits, travel distance, spatial separation, washroom count, barrier free compliance, structural performance based on new loading conditions, exit signs, etc. If any compensating construction is required, the proposed construction shall conform to Division B, Section 3.17 and Section 9.41 of the Ontario Building Code.

SITE PLAN

• Site statistics including floor areas and parking
• Key Plan indicating the project area in relation to the rest of the building and the occupancies of adjacent units

ARCHITECTURAL DRAWINGS

• Overall room and space dimensions, the use of all rooms and spaces, existing and proposed construction/ demolition work, all existing and proposed fire separations, partition and door schedules, construction details for proposed construction including fire-rated assemblies
• Fire separations (ULC design #)
• Reflected ceiling plan indicating emergency lighting, exit signage and sprinkler head location, if not indicated elsewhere
• Sections and details (stairs, barrier-free washrooms, etc.)
• Industrial Racking layout and height
• Number of seats and staff (for Dine-in or Takeout restaurants)

STRUCTURAL DRAWINGS

• Structural drawings providing design criteria, construction details and specifications for all proposed structural modifications required as a result of a change of use or new construction
• Mezzanine framing plan and foundation plan
• Seal and signature of a professional engineer.
• Minimum live loads - Typical Minimum Loads: 4.8 kPa (100 p.s.f.) for ALL storage areas and  2.4 kPa (50 p.s.f.) for office areas.
• Dead load calculations
  All load bearing walls columns to have footings bearing on undisturbed soil. The use of the concrete slab on grade may be permitted, provided calculations indicating the adequacy of the concrete and underlying fill are submitted. Written verification may be requested.
• No additional loading is permitted on the existing shell structure without written approval from an engineer indicating the magnitude of the existing and proposed loads.
• A professional structural engineer shall review the new rooftop HVAC loads on the existing roof framing and confirm the adequacy of the existing members to support the increased loads, or shall provide reinforcing details necessary for the existing roof to support the new loads.
• Details of other structural modifications

MECHANICAL DRAWINGS

HVAC

• Heat loss and heat gain calculations
• Distribution system plan including unit location and specification, duct size and volume, fire dampers and fire stop flap locations
• ASHRAE 90.1 or MNECB compliance forms (where applicable)
• ASHRAE 62 certification letter (ventilation)
• Kitchen Exhaust drawings designed in compliance with NFPA 96, applicable to all commercial cooking facilities

Plumbing

• Existing and proposed fixtures and a drain plan indicating the pipe size  if changes to existing or additional plumbing are proposed
• Sprinkler drawings ‘shop quality’, complete with hydraulic calculations and water supply flow test data. Sprinkler plan where changes to existing room or space layout are proposed (hydraulic calculations where applicable).

ELECTRICAL DRAWINGS

• Lighting Plan
• Fire Alarm layout designed by an electrical engineer ,
• Exit and Emergency Lighting Plans
• Life Safety Systems

OTHER REQUIRED SUBMISSIONS

• Refrigerated garbage room & Ecology unit (where required by site plan agreement)
• Ministry of Health Approval – X-Ray Inspection Unit (X-ray equipment for establishments proving care/diagnosis to humans. (i.e.Doctor, Dentist)
• Ministry of Labour Approval – Radiation Protection Service (X-ray equipment for establishments not providing care/diagnosis to humans, includes schools. I.e. Veterinarian, Dental College) Tel. # (416) 235-5922
• Industrial Rack Storage Mezzanine System drawings c/w BMEC authorization
• Ministry of Environment – Spray booths, solid fuel Tel.# (416) 314-8001

Sign Permit

Most of the outdoor signs require a sign permit. Signs 25 ft or more in height and signs using anchor bolts, welds, etc. should be engineered and  bear engineer’s seal and signature. We design signs. The following information shall be shown on the structural plans for free-standing sign permits:

•     Pile size, diameter, depth and spacing;
•     Concrete strength (MPa) and cement type (Type 50 - sulfate resisting cement required);
•     Pole / Pylon / Column steel strength, size and type. If hollow steel section - then thickness shall be provided;
•     Base plate size, and thickness;
•     Anchor bolt type (ASTM), quantity, lengths and diameter;
•     Stiffener plates (if used);
•     Weld type and thickness;
•     Pole height and sign box dimensions;
•     Sign box structural frame construction;
•     Sign box connection to poles / columns; if connection is using bolts then bolts size and diameter, if weld then weld size

CUSTOM BUILD HOME

We design the true site specific design to build our client's dream custom build home. We creatively and cost effectively try our best to incorporate everything possible on our client's dream custom build home wish list. We pride ourselves on work diligently to create real value for each and every client.

Our Custom Build Home Engineering Drawing Packages to obtain Site Plan Approval for a Custom Build Home and Building Permits to construct a typical Custom Build Home up to 3,500 sq ft, on a lot a less than ¼ acre in size as follows:

Package # 1

• Servicing & Grading Plan including Erosion Control and Drainage as per the Municipal Requirements/Guidelines

would cost $1,995^+HST and could be completed in 10 business days. A 35 % RUSH premium would apply if a Servicing & Grading Plan is required within 5 business days.

If required an Arborist Report and Tree Protection/preservation plan would cost $895^+HSTplus $45^+HST per tree.

Package # 2

• Site Servicing & Site Grading Plan including Erosion Control Plan, and Drainage Plan as per the Municipal Requirements/Guidelines
• Structural Drawings,
• Mechanical System Layout
  • Layout of mechanical system at each floor level
• Mechanical Details
  • Type, location & size of equipment.
• Heat Loss/Heat Gain Calculations,
• Duct Design,
• Ventilation Design/Calculations and
• Energy Efficiency Design Summary

would cost $4,975^+HST and could be completed in 10 business days. A 35 % RUSH premium would apply if required within 5 business days..

If required an Arborist Report and Tree Protection/preservation plan would cost $895^+HSTplus $45^+HST per tree.

Architectural Package

We design the true site specific design to build our client's dream custom build home. We creatively and cost effectively try our best to incorporate everything possible on our client's dream custom build home wish list. We pride ourselves on work diligently to create real value for each and every client.

Our Custom Build Home Architectural Package to obtain Site Plan Approval for a Custom Build Home and Building Permits to construct a typical Custom Build Home up to 3,500 sq ft is $3,975^+HST.

Our Custom Build Home Architectural Package includes

Site Plan

• Property lines, lot area, right-of-way or easements (referenced to a current survey)
• Location of existing/proposed buildings with overall dimensions and setback dimensions to property lines and adjacent buildings.
• Summary of permitted and proposed zoning provisions for lot area, building area (GFA), coverage, and grade elevations to confirm height.
• Dimensioned parking areas, driveways, hard & soft landscape treatments, accessory structures (sheds, decks, detached garages, etc).

Floor Plans (Up to 3 Revisions)

• Fully dimensioned, for each level showing existing & proposed uses of all spaces, including location of smoke alarms & carbon monoxide detectors and all plumbing fixtures

Foundation & Wall Plans

• Existing/proposed construction with foundation & exterior wall information, showing interior partitions and structural framing above.

Roof Plan

• Existing/proposed roof layout showing roof structure, skylights, roof slopes, hips/valleys/peaks and ventilation.

Elevations (Up to 3 Revisions)

• Exterior finishes with roof slopes, window/door type, locations & sizes including height of sills above floor level.
• Exterior Cladding Materials Colour Palette Schedule
• Area of exposed building face, percentage/area of unprotected openings and required limiting distance(s).
• Exterior decks/landings, stairs, guards/handrails.
• Floor to floor, floor to ceiling and overall building heights.

Sections

• Cross section(s) to show existing/proposed building construction and specifications of all floor, wall, & roof assemblies.

Construction Details and Notes

• Detail stairs, landings, guards & handrails.
• Building materials & specifications of all wall, floor, and roof assemblies with typical wall section and typical roof detail.
• Guard details including connection detail.

and would be ready in 10 business days upon receipt of all the required information and documents.

If municipal sewer connection is not available, required septic design will cost $1,295^+HST.  

If required, Slope Stability Analysis, Geotechnical Reports may cost extra.

Vertical posts support load-bearing horizontal beams in construction of a post and beam home. Curved, tapered or straight glued‐laminated timber and/or solid beams with exposed glued‐laminated ridge beam or a traditional truss roof system are used in construction of a post and beam home. Part 9 of Ontario Building Code provides general requirements for residential post and beam construction but the structural members of the post and beam construction are designed in accordance with CSA Standard 086-Engineering Design in Wood.   

Demolition Permit

Municipalities require that demolition permit applications are to be accompanied by plans, specification and documentation which will be considered by the Chief Building Official in determining whether a demolition permit will be issued. Municipalities are seeking to ensure that demolitions conform with the Building Code Act and that they proceed in an environmentally safe and sound manner.

If the size of the existing building exceeds 600 m² (6,458 ft²) in building area the Building Code Act requires to retain a Professional Engineer to undertake the general review of the project during demolition. Further, the applicant shall submit, at the time of application, a completed General Review Commitment Certificate and a letter detailing the structural design characteristics of the building and the method of demolition. The applicant shall, as required by the Building Code Act, retain a Professional Engineer to undertake the general review of the project during demolition.

If there has there been an industrial use of the site, the Building Code Act requires and Environmental Building Audit including the dust control plan, prior to the submission of the demolition permit application.

Environmental Building Audit

Due to building ages and historical and current operations, various hazardous materials and designated substances such as asbestos, lead in paint, and PCB containing material may be encountered during a demolition. An Environmental Building Audit shall be conducted prior to demolition. The Environmental Building Audit identifies and confirms locations of designated substances and other hazardous materials within buildings that may require special handling or management prior to or during proposed demolition as required under the Ontario Occupational Health and Safety Act (OHSA). The Environmental Building Audit also provides preliminary recommendations for designated substances abatement and hazardous materials removal methods, as required for decontamination, prior to demolition.

Dust Control Plan

Dust Control Plan is mandatory during demolition works. Dust Control Plan identifies the required measures to reduce the potential for particulate emissions associated with demolition. Dust Control Plan includes activity-specific dust control criteria and dust suppression procedures.

Typical Dust Control Plan may include:

• Limitation of work during windy days.
• Noting the direction of prevailing winds and scheduling the demolition in such a way that the last wall standing acts as a wind block (providing this is structurally acceptable);
• Definition of boundaries around work areas to control access and vehicular traffic;
• Sweeping of paved roads using mechanical sweepers with water sprays or with vacuum and application of dust suppressant on unpaved roads;
• Enclosing any chutes used for dropping debris to containers;
• Using plastic sheeting over roll-off containers and lining containers with sheeting to prevent dust accumulation;
• Covering and sealing loaded containers promptly;
• Using misters and foggers over the area being demolished to control dust dispersion. This equipment should be mobile for relocation in the case of wind shifts;
• Scoring and soaking of tar roofs to allow full water penetration;
• Attaching a mister to the boom of hydraulic shears to wet areas prior to cutting;
• Using fixatives and dust suppressants on debris piles and work areas, particularly on windy days or at the end of a work shift;
• Using screens and sheets to prevent dust emissions;
• Asbestos: Water or water with surfactants is usually applied to asbestos containing materials before removal to minimize the release of fibres.
• Surfactants may be used to enable the water to penetrate the fibres more thoroughly (amended water). Surfactants containing foaming ingredients allow the water greater contact time with vertical surfaces. Low pressure misters will be used to minimize the generation of contaminated wastewater.

Our fee for a report detailing the structural design characteristics of the building and the method of demolition is $2,475^+HST and could be completed in 10 business days. A 35 % RUSH premium would apply if a report detailing the structural design characteristics of the building and the method of demolition is required within 5 business days.

Typical Environmental Building Audit will cost  $3,475^+HST.

If required a typical Dust Control Plan will cost $1,295^+HST.

MECHANICAL ENGINEERING

Heat Loss and Duct Design Layout are required on all new construction and additions. Engineered Plumbing and HVAC Drawings are required on all commercial, industrial, and institutional type buildings. 

We offer

• Heat Loss & Gain Calculations to Determine Building Loads. Proper load calculations are required to prevent wrong sized HVAC systems causing higher energy bills, reduced life-span of the HVAC system and discomfort for occupants.
• Duct Sizing Calculation - To determine the appropriate size and layout of ducts based on their application (residential, commercial, industrial or high speed) and their position (main or branch ducts) to provide the perfect space through which ample heated and cooled air can flow to keep the occupants comfortable without overworking the HVAC system.
• Design Heating, Ventilation and Air Conditioning (HVAC) systems - Our design engineers ensure that energy efficiency is consistent with the budgets and usage of the building - Inappropriately designed HVAC systems may contribute excessive energy consumption and/or discomfort to the occupants of the building.
• Energy Efficiency Design Summary - The Energy Efficiency Design Summary form summarizes the compliance path used to comply with energy efficiency requirements of the Ontario Building Code. The Energy Efficiency Design Summary form must accompany the HVAC building permit application for residential additions, residential new homes including custom build homes.  The information on the Energy Efficiency Design Summary form MUST reflect the drawings and specifications being submitted for the HVAC building permit application.
• Design of Plumbing and Drainage Systems -  We design special treated water systems for complex buildings and special process water systems for manufacturing plants.  We design/coordinate the appropriate type, number and placement of the plumbing fixtures in the different areas of the building. To economically design a sanitary drainage system, we use the smallest pipes possible that can rapidly carry away the soiled water from individual plumbing fixtures without clogging the pipes, leaving solids in the piping, generating excessive pneumatic pressures at points where the fixture drains connect to the stack and creating undue noise.
• Design Fire Protection and Sprinkler Systems - Fire sprinklers are intended to control the fire and suppress the fire and sprinkler systems may be required to be installed by building codes, or may be recommended by fire  insurance companies - Most fire sprinkler systems are designed using an area and density approach.
• Sustainable Design Alternatives - We provide input about green approaches early in the design process, designing more efficient, sustainable and better-sized mechanical systems.

Construction Compliance & Review

It is the owners and the contractor's responsibility to contact the Municipality to conduct the required inspections once the construction project starts. Division C, Part 1, Article 1.3.5.1. of the Ontario Building Code requires to notify the municipal building inspection office at several prescribed stages of construction. Neglecting these inspections may cause costly delays and time consuming work stoppages. The name and telephone number of the Inspector or Inspections office is included with the permit documents. A municipal building Inspector can assist in determining which inspections are required for the particular project. Depending on the nature of the project, municipal building inspectors may have to visit the building site several times to conduct the following inspections.

Owners and contractors are required to notify the municipal inspector once the project reaches a point where it is ready for each required inspection. Inspections will take place within the next two business days. The inspection is conducted using the site copy of the stamped permit plans. The inspector must be able to see the entire building element being inspected. Any elements which are covered before they have passed an inspection will have to be uncovered so they can pass inspection. For any questions about the required inspections for the project, please contact your building inspector or local inspection office.

Co-operation of the owner or contractor is required to ensure that mandatory. Ontario Building Code inspections are conducted during the stages of construction. Failure to notify may require that any or all of the items to be inspected are to be exposed to the satisfaction of the municipal inspector at a later date, and prosecution under the Ontario Building Code Act for failure to call for required inspections.

 We also provide general reviews of the construction/renovation to determine whether the construction is in general conformity with the plans and other documents that form the basis for the issuance of a building permit.

We charge $195^+HST per site visit for general review and $275^+HST per review report. All general review reports will be forwarded promptly to the Chief Building Official.

Final Lot Grading Certificate

Sentence B-9.14.6.1. of Ontario Regulation 350/06, as amended, made under the authority of the Building Code Act, requires that the building shall be located and the building site graded so that water will not accumulate at or near the building and will not adversely affect adjacent properties. We conduct  field review of the final grading of the site and issue Final Lot Grading Certificate to certify that the grading are in conformity with the grading and drainage plan approved by the municipality and in compliance with the requirements of Ontario Regulation 350/06 and the lot grading criteria.  The final lot grading certificate issued after the property has been graded and sodded.  Sodding of the lot will normally be carried out months after construction to allow for settling. It may also be delayed after occupancy due to seasonal availability of sod. Municipal consent to occupy - Occupancy Certificate - will be granted as soon as safety and basic service requirements are met. For example, the municipality will grant conditional occupancy certificate when one toilet and one sink are installed and operational, regardless of the number of washrooms included in the approved building permit plans.

 Typically security deposit will be retained by the municipality to ensure completion of final lot grading and sodding and will only be released upon the municipality's acceptance of a final lot grading certificate in accordance with the approved site grading plan and site plan.

 Our professional licensed engineers review the final lot grading and measure elevations where necessary to confirm direction and grade of surface drainage as shown on the as-built survey. We prepare the final lot grading certificate to certify that the works have been completed in the field and that they conform to the approved overall and detailed lot grading plan and municipal standards.

 When the final lot elevations do not match exactly the proposed lot grading plan, if the basic lot drainage pattern has been adhered to and the intent of the approved overall lot grading plan has been met and no drainage problems were evident at the time of inspection, our professional licensed engineers issue the final lot grading certificate.

 For a lot which cannot be certified due to poor grading or changes to the site grading plan and site plan, our licensed professional engineer will notify the owner in writing. Our professional engineer, on behalf of the owner, will prepare a new over-all grading plan to address the lot which has not been built according to the original site grading plan and/or site plan, and will submit a revised site grading plan and/or site plan to the municipality.

 Our professional engineer will re-inspect deficient lot or for the lot which cannot be certified by a visual inspection and prepare a revised as-built grading plan, in order to prepare lot grading certificate. If necessary, the owner will be instructed to address any deficiencies in order to have the lot grading certificate.

Lot grading certification is carried out after the property has been graded and sodded and will confirm the following

•     All adjacent residential properties will not be negatively impacted.
•     Where manholes and catch basins are present on property, all have been raised to the final grade, are uncovered and in a clean condition.
•     Where rainwater roof leader downspouts discharge onto concrete splash pads, the locations and outlets are in accordance with the approved site grading plan.
•     The building construction and grading of the lot is: In conformity with the overall grading plan previously submitted and approved.

Our professional engineers will visit the site, confirm the as built survey and prepare the final lot grading certificate and stamp the final lot grading certificate.

Review of the final lot grading and final lot grading compliance certificate for residential projects including custom build homes and additions will cost $295^+HSTand we require the approved site grading plan and the as built survey to prepare the final lot grading certificate.

 Review of the final lot grading and final lot grading compliance certificate for Multi Residential, Commercial, Industrial and Institutional properties will cost $795 and we require the approved site grading plan and the as built survey to prepare the final lot grading certificate.

Delivery of a safe working environment on construction sites must include the compliance of individual builders with the Occupational Health and Safety Act.

Safety measures include the following:

1. Temporary guards on all openings
2. Correct use of ladders,
3. Temporary or permanent stairs above or below grade by the time the sub floor is complete,
4. Clear and safe access to the site,
5. Protection of trenches and excavation below four feet deep, and
6. Correct use of fall prevention equipment where required

As the employer responsible for the safety of our employees, Building Experts Canada has instructed its employees not to conduct inspections on sites where conditions exist that could jeopardize their health and safety.

The following are examples of conditions which may jeopardize the health and safety of our engineers:

• Guards are missing,
• Ladders do not meet regulations,
• Temporary or permanent stairs are not provided as required,
• Access to the site has impediments or hazards, or
• Trenches or excavations lack required shoring or slope of bank.

Prior to calling for an inspection the appropriate safety measures shall be in place as a site inadequately provided with these measures is not ready for inspection. Our engineers will cooperate with builders regarding the timing of making provision for these safety measures. We work with builders toward the goal of a safe environment for all workers.

Please be advised that the Ministry of Labour requires a Notice of Project be filed with them before starting any project costing $50,000 or more.

Any construction which generates noise is prohibited in residential areas between the hours of 7 p.m. one day to 7a.m. the next day, 9 a.m. on Saturdays, and all day Sunday and statutory holidays.

Typically we do not anticipate any requirement for a formal meeting, and fees for any meetings are not included in our quoted fees. For activities outside the specified work plan, including attending meetings, conducting supplementary technical analyses, expanding the scope of work, preparing additional versions, and/or responding to excessive review comments, costs will be incurred directly on a time and materials basis. Our normal hourly rates are $145/hr for principals and $90/hr for technical staff.

It is important to note that many assumptions, methodologies require varying degrees of engineering judgement that may, or may not, be easily adopted by the reviewing public agencies through their critical review of our reports, plans and drawings. Therefore, it is advisable to budget additional funds for responding to comments received subsequent to submission of our final reports, plans and drawings and the critical review of same. Any changes to the proposed plan or re-analysis required as a result of any changes prior to tabling our draft or final reports, plans and drawings will be considered additional work.

Our licensed professional structural engineers combine structural analysis with experience and knowledge to create structural engineering designs that meet Ontario Building Code and project requirements. Our licensed professional structural engineers also prepare drawings indicating the location, sizes and quantities of materials, and specifications indicating the quality of materials and required performance of structural systems.

Our well experienced licensed professional structural engineers provide innovative and cost-effective structural engineering design solutions to commercial, industrial, institutional and multi residential projects. Detailed accurate specifications prepared by our licensed professional structural engineers with decades of experience, reduce or prevent unexpected additional costs.

Our licensed professional structural engineers prepare required stamped structural engineering for

• Foundation Designs including Pre-engineered Building Foundations
• Retaining Walls
• Structural design for Office Buildings, Commercial Retail Buildings, Restaurants, Gas Station Canopies, Low Rise freestanding Industrial Buildings, Multi-Storey Apartment Buildings

Our licensed professional structural engineers also provide design services for building components such as stairs, miscellaneous metals, non-load bearing walls, steel member connections, timber connectors, light gauge steel connection details and metal stud back-up to veneer walls.

Our licensed professional structural engineers use state of the art technology including STAAD PRO software.

Our licensed professional structural engineers' typical structural engineering work includes:

• Design of the primary structural system for gravity and lateral loads;
• Design of proprietary components to be incorporated into the primary structural system;
• Design of secondary components not part of the primary system but requiring inherent structural integrity, such as
• cladding systems, roofing systems or balcony railings;
• Review of shop drawings; and
• General review of construction as required by the Building Code, with the plans and other drawings that form the basis for the issuance of the permit

Our licensed professional structural engineers work with the clients and the design/build contractor to define a scope of work that enables them to provide the required designs, specifications, contract documents, and/or contract administration and applicable codes and standards—especially where they affect the structural integrity of the building.

While incorporating the requirements our clients, our licensed professional structural engineers

• abide by the requirements of the current applicable codes, acts and regulations, usually includes, but is not limited to, the National Building Code of Canada; National Building Code structural commentaries; the Ontario Building Code; CSA standards,as appropriate; and publications and design guides from trade associations such as Canadian Institute of Steel Construction (CISC), The Canadian Sheet Steel Building Institute (CSSBI), Canadian Portland Cement Association (CPCA), Canadian Wood Council (CWC), Canadian Prestressed Concrete Institute (CPCI),etc
• establish the loads and structural resistance for the structural design; and
• recommend any specialized services related to the structural design process that are required for completion of the project.

In preparing final plans and specifications, our licensed professional structural engineers

• analyze and design the structural system in conformity with applicable codes and regulations;
• analyze and design each element of the system or, where elements are to be designed by others, provide appropriate design criteria;
• prepare clear design briefs stating the applicable codes, loads, assumptions and design criteria for the analysis and design of the system and its components;
• cooperate with the other design professionals during system design, responding to their requests, taking into account their requirements, and advising them of functional aspects of the system that may affect the design of their systems;
• cooperate with others in their preparation of cost estimates and schedules from time to time, based upon the most accurate information available as the design develops; and
• advise the client and/or the general contractor that structural elements designed by others are to be designed by engineers according to specifications and Ontario Building Code requirements

In the design development stage, the selected preliminary design is developed in sufficient depth to complete construction details and permit work on construction documents to begin. During this stage, our licensed professional structural engineers,

• attend meetings with the client and other stakeholders to coordinate the flow of design information among the other design team members;
• cooperate with the other stakeholders, responding to their requests, taking into account their requirements, and advising them of functional aspects of the primary structural system that may affect the design of their components;
• analyze and design the structural system in conformity with applicable codes and regulations;
• review serviceability limits, such as: defections, vibration, lateral drift, concrete and masonry crack control, foundation settlement and soil-structure interaction;
• review reports by specialized services such as geotechnical, vibration analysis and wind tunnel testing, and incorporate recommendations into the primary design;
• prepare structural analysis and design calculations for the primary structural system components;
• prepare foundation designs based on recommendations in the geotechnical investigation report;
• prepare the framing design and design detail sketches showing layouts of typical areas
• prepare or edit outline specifications for structural components; and
• coordinate the structural design with defection and lateral movement criteria to meet requirements of other specialty engineers.

In conjunction with designing the primary structural system, our licensed professional structural engineers, with respect to primary structural elements, connection details and proprietary products:
specify types of elements, their positions within the structure and methods of connecting to the primary structural system; anddetermine and specify in the contract documents the elements that are to be des igned by other specialty engineers, and specify loads and design criteria for use by other specialty engineers in their design.

With respect to non-structural elements attached to the primary structural sy stem, our licensed professional structural engineersdesign the primary structural system to accept and support such elements; and indicate the assumed design loads applied to the primary structural system by the non-structural elements.

Our licensed professional structural engineers prepare calculations to support the structural design of the primary structural system. The calculations should contain a table of contents or index and must clearly show and delineate service loads, factored loads and factored load combinations. The structural calculations should be dated, legible and retained in a project file. A copy of input and output of computer analysis should be included in the project file, along with a description of the software used.

In general, structural calculations by our licensed professional structural engineers typically include:

• the design criteria;
• a discussion and description of the design basis, including assumptions;
• the standards referenced, with edition dates;
• a list of live loads, environmental loads such as wind, snow and seismic criteria, and any other special loads;
• specifications for materials used;
• geotechnical report information and design criteria;
• defection limitations of structural elements and systems;
• location diagrams for structural elements;
• vertical load analysis and design of roof structures, floor structures, frames or trusses, columns, walls and foundations;
• lateral load analysis and design for seismic and wind forces;
• computer analysis and design results; and
• special analysis, such as dynamic and vibration analyses.

Our licensed professional structural engineers provide the technical sections of specifications for all structural design work including

• the scope of work;
• standards, codes and bylaws governing the work;
• submittals required;
• quality control requirements;
• materials and tolerances;
• workmanship and fabrication;
• criteria for temporary works;
• field review of construction, inspection and testing;
• provisions for the contractor to provide notification before commencing;
• significant steps of the work;
• trade warranties; and
• erection information, where necessary, to ensure the intent and integrity of the design.

Foundation Design prepared by our licensed professional structural engineers typically include

• grid lines and grid line dimensions as well as overall dimensions and structurally derived dimensions;
• the types, sizes, locations and details of foundations for columns, walls, piers, equipment and any other structural loadbearing components;
• the anticipated bearing elevations for foundations;
• any drainage or dewatering system or requirements;
• the foundation system installation sequence, if important to the structural design;
• sub-grade preparation for slabs-on-grade, as well as the thickness, reinforcing and elevation of the slabs-on-grade;
• estimated pile lengths and capacities, or a source for this information;
• frost-safe soil cover or equivalent insulation requirements for shallow foundations;
• the approximate location of existing services and foundations, or any other relevant site information that may conflict with the proposed foundations.and
• allowable SLS and ULS soil or rock-bearing capacity, pile capacities and lateral earth pressures for retaining structures with reference to pertinent geotechnical reports.

Framing plans of floors, roofs and elevations of walls prepared by our licensed professional structural engineers typically include

• grid lines and structurally derived dimensions, dimensions to outside of structural floor plate from grid or overall dimensions of floor plate;
• all pertinent design loads broken down into the various load cases. This includes uniform area loads, variable roof snow accumulations diagrams and point loads for equipment including the load positions. The drawings must indicate whether loads noted are service or factored loads;
• slopes and depressions, or references to drawings by others that show that information;
• sizes, locations, dimensions and details of structural elements;
• for cantilever suspended span (Gerber) systems, include beam cantilever lengths and splice locations;
• locations, sizes and framing details or reinforcing around major member openings;
• reference elevations of floors or roof(s);
• wall framing elevations showing girts and bracing, including calculated forces, for steel framed buildings;
• reinforcing bar sizes and spacing for concrete members, with fabrication and placing criteria;
• conditions at change of elevation of the structure, conditions at intersections of different structural materials, and at interaction of structural and non-structural components;
• calculated member end forces, moments, shears or torsion required for connection design by others (governing combined factored connection forces should be provided);
• locations and details of control, construction and expansion joints; and
• provision for future extensions

Column information, prepared by our licensed professional structural engineers usually provided in tables or line diagrams include

• elevations of the bottom and top of columns;
• member sizes;
• reinforcing elements for concrete columns;
• proposed splice locations and splice details for structural steel and concrete columns;
• column axial loads and bending moments to be resisted at base and at splices; and
• stiffeners, lateral bracing and local reinforcements for steel elements.

Structural detail drawings prepared by our licensed professional structural engineers (depending on the materials used) typically include

• masonry bearing and shear wall details, including masonry unit and mortar strengths, details of reinforcing, support of loads, lintels and grouting procedures;
• reinforced concrete member details, such as geometry, reinforcing, etc., sufficiently detailed to enable others to prepare reinforcing plans and details as well as bar lists;
• wood shear wall details, including nailing patterns and end anchorages or factored anchorage forces if connectors are to be designed by other specialty engineers;
• elevations and details of custom-designed trusses, including splice locations and calculated member forces for each member if specialty engineers are required to detail the interconnections between the members; and
• timber members and connection details, or end forces

Our Licensed Professional Structural Engineers offer Structural Engineering Design and Stamped Structural Engineering Drawings to obtain site plan approval and building permits to construct commercial, industrial, institutional and multi residential new construction in Ontario including Toronto (City of Toronto), Hamilton (City of Hamilton), Oshawa (City of Oshawa), Pickering (City of Pickering), Clarington (Municipality of Clarington), Ajax (Town of Ajax), Whitby (Town of Whitby), Brock (Township of Brock), Scugog (Township of Scugog), Uxbridge (Township of Uxbridge), Burlington (City of Burlington), Halton Hills (Town of Halton Hills), Milton (Town of Milton), Oakville (Town of Oakville), Brampton (City of Brampton), Mississauga (City of Mississauga), Caledon (Town of Caledon), Vaughan (City of Vaughan), Aurora (Town of Aurora), East Gwillimbury (Town of East Gwillimbury), Georgina (Town of Georgina), Markham (City of Markham), Newmarket (Town of Newmarket), Richmond Hill (City of Richmond Hill), Whitchurch - Stouffville (Town of Whitchurch-Stouffville), King (Township of King), and Bradford-West Gwillimbury(Town of Bradford-West Gwillimbury) with several decades of structural engineering experience.

Having vast experience in structural engineering design, we offer effective, innovative and cost efficient structural engineering designs and stamped structural engineering drawings to our clients. Our team's proficiency in conceptualizing designs and plan in accordance with our clients' requirements has made us very successful. Our licensed professional structural engineers prepare thorough, detailed, and clear stamped structural engineering drawings to suit your needs while also adhering to design requirements of the municipality and submit to municipality for review and approval to obtain site plan approvals and building permits.

BUILDING EXPERTS CANADA
Professional Engineers Ontario - Certificate of Authorization # 100205934
5215 Finch Avenue East Toronto ON M1S0C2
CALL ANYTIME (416) 332 1743
Text Message 416 727 8336
Email: buildingexpertscanada@yahoo.com

Our service area includes Toronto (City of Toronto), Hamilton (City of Hamilton), Oshawa (City of Oshawa), Pickering (City of Pickering), Clarington (Municipality of Clarington), Ajax (Town of Ajax), Whitby (Town of Whitby), Brock (Township of Brock), Scugog (Township of Scugog), Uxbridge (Township of Uxbridge), Burlington (City of Burlington), Halton Hills (Town of Halton Hills), Milton (Town of Milton), Oakville (Town of Oakville), Brampton (City of Brampton), Mississauga (City of Mississauga), Caledon (Town of Caledon), Vaughan (City of Vaughan), Aurora (Town of Aurora), East Gwillimbury (Town of East Gwillimbury), Georgina (Town of Georgina), Markham (City of Markham), Newmarket (Town of Newmarket), Richmond Hill (Town of Richmond Hill), Whitchurch - Stouffville (Town of Whitchurch-Stouffville), King (Township of King), Bradford-West Gwillimbury (Town of Bradford-West Gwillimbury)

We're an employee owned Canadian firm, take pride in our work and focus on building long term mutually beneficial customer relationships. We are dedicated to provide the best possible service and design to our clients. Our commitment is to continually provide our customers the finest quality engineering drawings at a fair and competitive price with a superior customer satisfaction.

All of our engineers are operating under a Certificate of Authorization issued by the Professional Engineers of Ontario.

All civil engineering design drawings and reports will be endorsed by our Professional Civil Engineer, specializing in Municipal Engineering. 

All engineering drawings and reports prepared by our professional engineers will be sealed, signed & dated.

Since our licensed Professional Engineers certify the plans and drawings they are filing for building permit are in compliance with Ontario Building Code, Municipal By-laws and Regional Government Authority Requirements, municipal plan review process for the building permit is always much faster.

We offer Site plans, Site Grading and Erosion Control Plans, Site Servicing Plans, Functional Servicing Reports, Stormwater Management Reports, Structural Engineering Drawings, Mechanical Engineering Drawings to obtain site plan approval and building permitsin Ontario including Toronto (City of Toronto), Hamilton (City of Hamilton), Oshawa (City of Oshawa), Pickering (City of Pickering), Clarington (Municipality of Clarington), Ajax (Town of Ajax), Whitby (Town of Whitby), Brock (Township of Brock), Scugog (Township of Scugog), Uxbridge (Township of Uxbridge), Burlington (City of Burlington), Halton Hills (Town of Halton Hills), Milton (Town of Milton), Oakville (Town of Oakville), Brampton (City of Brampton), Mississauga (City of Mississauga), Caledon (Town of Caledon), Vaughan (City of Vaughan), Aurora (Town of Aurora), East Gwillimbury (Town of East Gwillimbury), Georgina (Town of Georgina), Markham (City of Markham), Newmarket (Town of Newmarket), Richmond Hill (Town of Richmond Hill), Whitchurch - Stouffville (Town of Whitchurch-Stouffville), King (Township of King), Bradford-West Gwillimbury (Town of Bradford-West Gwillimbury)

Still have questions?

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416 332 1743 (24/7)

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